A historic 19th-century carriage house in Brooklyn's Boerum Hill neighborhood has been transformed from a deteriorating structure into a stunning two-bedroom, 2.5-bathroom home through an innovative renovation by Osso Architecture. The project successfully maximized every inch of the compact 1,000-square-foot space while preserving the building's historic charm and addressing serious structural issues.
Architect Margot Otten, co-founder of the Brooklyn and Hoboken-based firm Osso Architecture along with Douglas Segulja, explained that the renovation drew significant attention from local residents. "People loved that carriage house and wanted to make sure a tower wasn't going up," Otten said. The building had been occupied recently, but was in dire condition with a sagging and rotting facade and problematic interior layout.
The original structure presented numerous challenges, including a thick interior brick wall with an opening that likely separated areas for carriages and horses, and no basement foundation beyond a concrete slab. Osso Architecture removed the interior brick wall and demolished a low stoop that projected onto the sidewalk. The front facade required complete reconstruction with new steel structure to support the cantilevered bay on the upper floor and a new sheet metal cornice.
The architects designed the lower-level windows to resemble traditional carriage house doors, incorporating extensive insulated glass to maximize natural light. The window panes are fixed, with the lower sections featuring reeded glass to provide privacy on the busy pedestrian street. In a major design move, the firm opened up the rear facade and installed large sliding glass doors to connect the interior with the outdoor space.
The building now operates as an all-electric home with forced air heating and air conditioning systems. The ground level features a single large room that serves as living room, kitchen, and dining room. The architects relocated the internal staircase to one end of the space, incorporating winder steps at the bottom and top to make the design more compact. "We made the cabinetry look more formal and hid appliances behind panels, so you don't feel you're in a kitchen," Otten explained.
Upstairs, the team demolished the existing structure entirely and built new support systems for two bedrooms, each with an en-suite bathroom. The architects used a circa 1940 tax photo to determine that the building's round porthole windows were not original features. Although the carriage house is not located within a landmark district, Otten noted, "We've worked with Landmarks on about half our projects, so we followed a similar design process and did what we felt was historically appropriate."
One unexpected challenge involved addressing pigeon problems caused by the existing deep wood trim that attracted roosting birds. "The building had pigeon spikes all over it," Otten recalled. After consulting several pigeon control companies, they used trim under 1.5 inches deep, which effectively discourages birds while maintaining facade depth and character.
The kitchen features custom wood cabinetry painted in soft bone white, complemented by pale gray Carrara marble countertops and backsplash for an understated aesthetic. Floor-to-ceiling cabinetry along one wall discretely conceals a refrigerator, pull-out pantry, and stacked washer and dryer. "With space so tight, we wanted to maximize every inch," Otten emphasized. A downdraft stove hood behind the oven pulls air down through a duct system that vents to the backyard.
New Jersey-based designer Kristen Teutonico selected furnishings primarily sourced from CB2, including a modern pendant light from Danish brand Muuto. The 500-square-foot outdoor space was designed by NYC-based Hannah Edmunds Gardens, featuring self-irrigating hardscaping and plantings with native species that support pollinators and provide year-round visual interest.
Additional space-saving features include a powder room tucked under the staircase alongside an on-demand hot water heater. Red oak was used throughout for floors, stairs, railings, and a slatted screen, with a red oak window seat highlighting the special fenestration in the primary bedroom. The primary bathroom features a custom oak vanity with a floating mirror over reeded glass, allowing light from front windows while maintaining the facade's integrity.
The guest bathroom, which faces the rear yard, includes an enlarged existing window and wall-mounted sink and toilet to maximize floor space. The renovation demonstrates how thoughtful design can transform even the most challenging small spaces while respecting historical character and meeting modern living needs.
