Renovating a Lobby with Minimal Controversy

The problem: an aging property. Following a series of renovations and upgrades aimed at preserving this landmark building on lower Fifth Avenue — including a new roof, elevators, and restored copper facings atop the façade — the nine-member board turned to the lobby. "It's just such a beautiful space that needed a thorough restoration," says Matt Resnick, a property manager at FirstService Residential, the co-op's manager.

Setting up a lobby committee. The first step taken by the board was to appoint a three-member lobby committee, which was chaired by Farley. "We spent close to a year and a half exhaustively getting everybody's likes and dislikes and tried to funnel that into a consensus of what would be acceptable for the ultimate lobby decor," says Farley. "We did a structured decision analysis of all aspects of the lobby." Then the board agreed that the committee would manage it.

It interviewed about six architects before selecting Kevin Baxter of Baxter Projects, who, says Resnick, "seemed to have the best hold of what we were trying to do. It's a beautiful lobby, it didn't need much, and so, his approach was of the era."

The project entailed applying an intricate painting process throughout the extraordinarily ornate marble lobby. Called stippling, this method creates a pattern simulating different degrees of solidity or shading by using small dots. In this case, wood was painted to mimic marble. "In between the lobby's columns, the painters applied a Venetian plaster, which is really beautiful, too," says Resnick, adding: "Elsewhere, we harvested the original marble tiles that were in [the vestibule] and used them in the main area so that all the tiles would be the same once you enter the main part of the lobby and step out of the vestibule."

The project also included custom light fixtures and a new lighting control system that could be programmed to adjust brightness levels at various times of the day. "The lighting was selected purposefully to really showcase the gloss finishes and Venetian plaster," Resnick notes.

Defanging controversy by communicating with the owners. Like most lobby renovations — generally seen as the most controversial steps a board can take — there were "differences in tastes among the shareholders of the building," says Resnick.

"Everyone has different aesthetic views," admits Farley. The board took some of them into consideration. For example, a mockup of the lobby redesign on display, and based on comments from the shareholders, the board increased the number of chandeliers from two to three. (This actually brought the space more in line with its original look, which featured three chandeliers.) "On average, I'd say we had satisfied most of the shareholders," Farley notes.

The project, which came in under the $350,000 budget, started in July 2014 and ended in May 2015. The funding came mainly from the reserves due to flip-tax money. The committee and the manager met once a week initially and then every other week for the duration of the project.

"There were no major problems," Resnick recalls. "We had to do an extensive amount of electrical work. The lobby committee's intent was to purchase an existing fixture. We couldn't find something that really fit, so the architect designed a sample. We installed it, made modifications to it, and then had three new chandeliers fabricated based on the final sample."

"The lobby needed a facelift," concludes Farley. "It's the signature feature of our building."