HomeRise at Mission Bay – ULI Americas Awards for Excellence Finalist
Learn more about 2023 ULI Americas Awards for Excellence Finalist, HomeRise at Mission Bay (San Fransisco, California).
April 27, 2023
Location: New York, New York
Developer: Cove Property Group
Designer: Kohn Pedersen Fox (KPF)
Owner: CommonWealth Partners
Site Size: 0.9 Acres
Originally built as a warehouse in 1962, the building was converted to offices for Emblem Health in 1983. The property benefitted from NYC’s 2005 rezoning, which kick-started the area’s transformation, including the Hudson Yards mega-development. In 2016, the building was purchased by Cove Property Group and Kohn Pedersen Fox (KPF) began work. In 2020, Hudson Commons opened and was certified LEED Platinum. Designed for a broad range of tenants, Hudson Commons was pre-leased to publicly listed technology companies Lyft and Peloton, who signed leases for the entire existing podium and several tower floors (over 50% of the building) prior to completion. Additional leases were signed by technology, financial services, executive search, and biotechnology firms at triple-digit rents which were some of the highest in the city.
Hudson Commons integrates an existing eight-story, 423,000-square-foot cast-in-place building with a new 17-story tower. On the exterior, the original windows were expanded by reducing the existing brick spandrels, increasing the amount of natural light in the interior. Muntins on the new windows add character and texture. Inside, rather than introducing new columns throughout the podium’s floorplates, a preexisting grid of fluted, concrete columns was reinforced through a “jacketing” process, to satisfy both aesthetic form and structural function.
The side core configuration of the new tower allows for city and river views while floor-to-ceiling windows enhance daylight coverage on each floor. An exposed stairway encourages daily use and communication between floors, while windows in the stairwell, elevator lobbies, restrooms, and corridors further contribute to the interior’s bright, open expanse. Cellular steel beams and board-formed concrete accents nod to the industrial quality and history of the podium. The new tower’s façade is defined by a pattern of concave extrusions which add depth to the glass grid. Hudson Commons offers 14-foot floor-to-floor heights and floorplates ranging from 16,000-50,000 square feet. The ninth floor serves as the building’s transition from an existing concrete structure to a new steel tower and repurposes the existing roof as an extraordinary tenant amenity of outdoor seating and lush green space. Nearly every tower floor features a private terrace or balcony, including the top floor that pairs a double-height interior with a private landscaped area. This soaring, column-free interior space offers expansive views of the surrounding city.
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