33 Franklin Street is a mixed-use residential and commercial development located in the heart of Greenpoint, Brooklyn our studio’s home neighborhood. Situated on a 21,000-square-foot lot with three street frontages, the project is both an architectural response to its context and a forward-looking addition to the neighborhood fabric. From the earliest stages, our guiding concept was to activate Franklin Street with a generous, two-story opening leading to a landscaped courtyard. This space not only serves as the main entry for the commercial tenant and residential lobby but also creates a moment of pause and greenery within the dense urban streetscape.
Designing for three distinct street frontages meant each façade needed to respond uniquely to its immediate surroundings while remaining part of a unified whole. Massing was carefully modulated to maintain harmony with neighboring buildings, while materials and detailing establish continuity across all sides. The intention was to create a building that feels firmly rooted in its location yet offers a contemporary vision of what Greenpoint can become.
A primary challenge emerged from the site’s floodplain elevation, which placed the commercial space slightly above street level, limiting its access to daylight. Our solution was multi-layered: we raised half of the interior floor plate, introduced continuous bands of windows, and carved side courtyards to bring natural light deep into the space. This reconfiguration not only solved the light issue but also gave the commercial space the presence and openness of a true street-level storefront. The central courtyard lushly landscaped and shared by residents and visitors serves as both a visual anchor and a welcoming threshold.
The building incorporates a mix of construction techniques suited to both resilience and aesthetic expression. Structural concrete and steel form the backbone, while brick and metal panel cladding tie the façades to Greenpoint’s industrial heritage. Large-format glazing maximizes daylight and visually connects interior programs to the exterior courtyards and street.
Inside, the spatial configuration prioritizes light, openness, and community engagement. Residential amenities, including a two-story gym connected by a sculptural, curving steel staircase, are arranged to encourage active use and visual connection between floors. Circulation spaces are designed to frame views toward planted courtyards, blurring the boundary between indoors and outdoors.
Ultimately, 33 Franklin Street is a study in contextual sensitivity, environmental responsiveness, and spatial generosity. It transforms a challenging site into a vibrant, multi-use destination that strengthens its neighborhood connections while offering residents and visitors a layered, engaging architectural experience.
