Search results for "Rockwell Group"

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New Meadowlands Stadium
As at the teams' old venue, the seating bowl rings the entire stadium.
Courtesy New Meadowlands Stadium

New York City is the only town in the U.S.A. with more than one National Football League team. It has two: the New York Giants of the National Football Conference and the New York Jets of the American Football Conference. For more than 20 years, these gridiron superheroes coexisted more or less contentedly in the same facility—the 80,000-seat Giants Stadium (1976), which sat until very recently in the Meadowlands Sports Complex in East Rutherford, New Jersey.

 
A section through the New Meadowlands stadium showing aluminum louvers as lightshades and cladding.
courtesy Ewing Cole
 
 

It was more or less a happy arrangement because the stadium had been designed specifically for the Giants, featuring their colors in the seating, their heraldry on the walls of the concourses, and their old-school spirit in the utilitarian architecture. The Jets, who moved onto this hallowed ground in 1984 after fleeing an even less advantageous arrangement at Shea Stadium in Queens—where they toiled under the thumb of Major League Baseball’s Mets—never really got to feel that they were in their element, never truly knew what it meant to play a home game. After several aborted attempts at getting their own digs—including the ill-fated West Side Stadium project—the Jets and the Giants came to an understanding. The two teams would join forces and build the best stadium in the league right there in the Meadowlands, a stadium that would meet their needs equally and put New York City—or rather, East Rutherford—in the running to host the Super Bowl.

Design architect 360 Architecture, working with architect of record Ewing Cole, got the job of turning out a professional football venue—neutrally dubbed the New Meadowlands Stadium—that would embody the distinct personalities of both franchises. It was not an easy task. The teams had very different ideas about how a stadium should look and feel. The Giants, with their roots in the halcyon days of the leather helmet, favored a traditional aesthetic of exposed steel framework and muscular rusticated stone. The Jets, children of the go-go aerospace 1960s, rooted for a sleek metal-and-glass modernism. The designers gave them both. Referring to the column/tower dynamic of many of Manhattan’s skyscrapers, the base of the stadium’s facade is clad in heavy stonework up to about 20 feet above grade. From there, up to just below the apex of the seating bowl, a system of aluminum louvers and glass takes over.

While this may seem a jarring transition, the light gray color of the stone blends closely with the anodized aluminum louvers and establishes the neutral palette of the interior. The walls, the floors, the ceilings, and the seating are all gray. The transition between each team’s home games is handled through the use of some 4,000 square feet of LED displays and a color-changing lighting control system, which can personalize the stadium for the Jets or Giants—green or red and blue—at the push of a button. This change will be most apparent on the exterior, where colored light will wash the facade in each team’s color from Sunday to Sunday. The field is similarly easy to switch. In the old venue, the end zones had to be repainted with each team’s logo before a game. Here, the artificial turf field features palletized end zones, which can be lifted out and swapped with a minimum of hassle. The entire transformation can be effected in 24 hours, a vast improvement over the former field, which took a week to prepare.

With 82,500 seats, the new stadium does not vastly expand in capacity. It is, however, a much larger building—2.1 million square feet vs. the old 900,000. Most of this extra space is devoted to wider concourses for more concessions, a total of four locker rooms—one for each home team and two for visitors—and, most notably, 200 luxury suites arranged in three tiers at the sidelines. (Bruce Mau Design and Rockwell Group contributed to the new stadium's design.) The average fan has it better, too. Four massive scoreboards, each measuring 30 feet high by 118 feet long, occupy the corners of the bowl, ensuring that no one will miss the slow-motion crunch of an instant replay.

One of twenty luxury suites at the New Meadowlands stadium.   Lounge space inside the New Meadowlands stadium.
One of twenty luxury suites (left), and lounge space (right) inside the New Meadowlands stadium.  
David Sundberg/Esto
 


On one aspect both teams agreed: the need to impress upon visitors that they are in New York. There was also the desire to create the best sightlines in the business, allowing every fan to see the full arc of a 90-foot punt. Accommodating these requests required compromise. The bowl had to be raked back a bit to eliminate overhangs from the upper decks that would impede views. However, as in the old stadium, the seating bowl rings the entire stadium without a break. Many football stadiums feature open corners to allow views to skylines, a civic-minded gesture that dissipates the sounds of the crowd. At New Meadowlands this noise is very much bottled up, allowing a real big-city uproar to accumulate and let the visiting team know what they’re up against.

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Brooklyn Bridge Park
Brooklyn Bridge Park struggles with being both human scale and monumental.
Courtesy MVVA

Sometimes allegory writes itself. Here, it’s the removal of the futuristic stainless-steel playground climbing domes at the Michael Van Valkenburgh Associates– designed Brooklyn Bridge Park. Following the opening of the park’s Pier 1 first phase in April 2010, the domes scorchingly overheated in early summer sunshine. Their replacement by a direly anodyne but liability-proof dollhouse structure could stand for the sensible return of quasi- traditional designs after modernist overreach, or for a failure of imagination and ambition, in which the optimistically risk-taking formal and functional intelligence that is modernism’s timeless legacy is abandoned in favor of the complacently picturesque.

The design of parks and playgrounds in New York City seems currently torn between these two impulses. On the one hand, there are projects like David Rockwell’s Imagination Playground, a Constructivist Legoland just opened at the Burling Slip near the South Street Seaport. On the other, there are developments like the recent renovation inflicted on Washington Square Park, in which the once superbly sensitive prospect-and-refuge modulations of the park’s multi-level ground plane, and the once lively handling of its historically off-kilter plan (developed by polymath designer Robert Nichols in a community-driven 1971 project) have been flattened by a tightly-wound ersatz-historical pastiche of windswept symmetry, bench-shaped benches and fence-shaped fences, from which tiny tidy bits of lawn can be surveilled, but not much else.

A new playrgound at Pier 6, with Red Hook and Governor's Island beyond.

Brooklyn Bridge Park would appear to be safely in the first camp. To be arrayed when complete across some 65 acres of Brooklyn’s former shipping piers, it continues for the outer boroughs such large-scale waterfront reclamations as Manhattan’s Hudson River Park and Harlem Piers Park—in this case financially initiated and sustained, not without controversy, by the residential and hotel development of six adjacent parcels with priceless skyline and river views.

Much of Pier 1 is unimpeachable. A robust vocabulary of galvanized steel, maritime wood, asphalt paving, cable fencing, and other no-nonsense materials hold their own against a tough urban setting in the shadow of the BQE. Behind the shoulder of a steep hill, a cascade of granite steps, salvaged from nearby Roosevelt Island, forms an amphitheater and climactic overlook high above the East River. Thirty-five-foot telephone poles become totemic tree trunks and laconic lighting uprights. A sinuously sloping ridgeline provides ramped tree-lined pathways that delay and reveal views of city and water. A broad waterfront promenade recalls the one far above in Brooklyn Heights.

Joggers and bench-sitters enjoying the promenade at sunset.

A complex three-dimensional problem of physical and visual occupation has been methodically and successfully solved, with crisp detailing pleasingly combining industrial manufacture and contemporary élan. Still to come are a rainwater runoff pond, a reconstructed salt marsh, and a boat slip. On a recent Friday afternoon, the park was densely and delightedly occupied by diverse constituencies—including an intrepid group of soccer players who had miniaturized and adapted their game to fit into the mostly concave hollow of the main north-facing lawn.

That miniaturization speaks to one challenge facing the Pier 1 park, which is scale: Mediating its 9.5 acres between the scale of the human body and the scale of nearby infrastructural icons like the Brooklyn Bridge, Pier 1 has chosen to be a little-big park, rather than a big-little one. What this means is that in the cumulative effect of its many small hills and valleys, switchbacks, and meadows, it can feel slightly like a three-quarters-scale model of itself: packed with beautiful and effective features, and almost continually delightful, but without a lot of room to breathe or improvise. At Brooklyn Bridge Park, that room will, of course, eventually arrive with the continuing development of the adjacent five piers, which will provide full-size indoor and outdoor sports fields, event spaces, and miles of trails and lawns.

A cove created by the former pilings of Pier 2 adjacent to Pier 1.

And yet this tendency toward dense specificity of activity can risk suppressing the imaginative improvisation, drift, opportunism, serendipity, and loosely counter-programmatical use of space that are the greatest gifts of playgrounds and parks to their users. The new Washington Square Park fails so profoundly because, unlike the old, it encourages the narrowest one-to-one mapping between object and event: a hospitably curving edge calibrated along a shift in ground level can be a bench, a bed, a stage, a gameboard, a skate ramp, a soap box. A faux-Victorian bench is a bench is a bench.

A sign at the Pier 1 playground outlaws, along with amplified sound and smoking, “using playground equipment in an unsafe or unintended fashion.” Safety matters. It’s that “unintended” that worries. And yet somewhere there’s a tipping point in which the regulation of space required by a density of narrowly single-use features starts to betray the magnificent liberties of unintended consequences, that, ever since Richard Dattner brought the Adventure Playground to Central Park in the 1960s, has been the city’s contribution to play and to public space.

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Mapping Lower Manhattan
The Lower Manhattan Construction Command Center's database includes 3-D models of projects now under way, shown here in their projected state of completion in 2018 (Click to zoom).
Map Courtesy LMCCC
 
 

World Trade Center Site

1.   1 WORLD TRADE CENTER
Developer: Port Authority
Architect: SOM

2.   2 WORLD TRADE CENTER
Developer:
Silverstein Properties
Architect: Foster + Partners

3.   3 WORLD TRADE CENTER
Developer: Silverstein Properties
Architect: Rogers Stirk Harbour + Partners

4.   4 WORLD TRADE CENTER
Developer: Silverstein Properties
Architect: Maki and Associates

5.   5 WORLD TRADE CENTER
Developer: Port Authority
Architect: Kohn Pedersen Fox

6.   WORLD TRADE CENTER TRANSPORTATION HUB
Developer: Port Authority
Architect: Santiago Calatrava

7.   NATIONAL SEPTEMBER 11 MEMORIAL AND MUSEUM
Developer: National September 11 Memorial & Museum Foundation
Architect: Michael Arad, Peter Walker, and Davis Brody Bond Aedas

8.   LIBERTY PARK
Developer: Port Authority
Architect: Kohn Pedersen Fox


Transportation and Street Improvement

9.   WEST STREET PROMENADE SEGMENT 2
Address: West St. between West Thames and Chambers St.
Developer: New York State Dept. of Transportation
Architect: Stantec

10.   FULTON STREET CORRIDOR
Developer: NYC Department of Design and Construction
Architect: NYC Department of Design and Construction

11.   FULTON STREET TRANSIT CENTER
Address: 192 Broadway and 1–3 John St.
Developer: Metropolitan Transportation Authority
Architect: Grimshaw Architects/James Carpenter

12.   BROOKLYN BRIDGE REHABILITATION
Developer: NYC Department of Transportation
Architect/Engineer: URS


Park and Landscape

13.   HUDSON RIVER PARK TRIBECA SEGMENT
Address: Between North Moore and Hubert Sts.
Developer: Hudson River Park Trust
Masterplan: Sasaki Associates
Landscape Architect: Mathews Nielsen

14.   SEAGLASS CAROUSEL
Address: Battery Park
Developer: Battery Conservancy and NYC Parks Department
Architect: WXY Architecture + Urban Design with George Tsypin Opera Factory
Landscape Architect: Starr Whitehouse

15.   PLAYSPACE
Address: Battery Park
Developer: Battery Conservancy and NYC Parks Department
Architect: Gehry Partners
Landscape Architect: Starr Whitehouse

16.   PETER MINUIT PLAZA
Address: Whitehall Ferry Terminal
Developer: MTA, NYC DOT, NYC Parks Dept., and Battery Conservancy
Architect: NYC Parks Department

17.   COLLECT POND PARK
Address: Leonard St. between Centre and Lafayette
Developer: NYC Parks Department
Architect: NYC Parks Department

18.   ALLEN AND PIKE STREET MALLS
Address: Houston St. to South St.
Developer: NYC Parks Department
Architect: AECOM

19.   RUTGERS SLIP PARK
Address: Cherry St., Rutgers Slip, and FDR Dr.
Developer: NYC Parks Department
Architect: Thomas Balsley Associates

20.   CATHERINE SLIP PARK
Address: Catherine Slip at Cherry St.
Developer: NYC Parks Department
Landscape Architect: Thomas Balsley Associates

21.   JAMES MADISON PLAZA
Address: Pearl St., Madison St., and St. James Pl.
Developer: NYC Parks Department
Architect: NYC Parks Department

22.   DELURY SQUARE PARK
Address: Fulton St. at Gold St.
Developer: NYC Parks Department
Architect: NYC Parks Department

23.   LITTLE PEARL STREET PARK
Address: Pearl St. between Fulton and Beekman Sts.
Developer: NYC Parks Department
Architect: NYC Parks Department

24.   TITANIC PARK
Address: Pearl St., Fulton St., and Water St.
Developer: NYC Parks Department
Architect: NYC Parks Department

25.   PECK SLIP PARK
Address: Water St. to South St.
Developer: NYC Parks Department
Architect: NYC Parks Department with Quennell Rothschild

26.   BURLING SLIP PLAYGROUND
Address: John St. between South and Front Sts.
Developer: NYC Parks Department
Architect: Rockwell Group

27.   EAST RIVER WATERFRONT
Address: Battery to East River Park
Developer: Lower Manhattan Development Corporation/Economic Development Corporation of New York
Architect: SHoP Architects
Landscape Architect: Ken Smith Landscape Architect 

Residential and Hotel

28.   52 LAIGHT STREET
Developer: Laurel Capital
Architect: Suellen Defrancis Architecture

29.   5 FRANKLIN PLACE
Developer: Sleepy Hudson
Architect: UNStudio

30.   56 LEONARD STREET
Developer: Alexico Group
Architect: Herzog & de Meuron

31.   57 READE STREET
Developer: John Buck
Architect: SLCE Architects

32.   77 READE STREET
Developer: 77 Reade LLC
Architect: BKSK Architects

33.   LIBERY GREEN AND LIBERTY LUXE
Address: 200 and 300 North End Ave.
Developer: Milstein Properties
Architect: Ehrenkrantz Eckstut & Kuhn with Goldstein, Hill & West and Costas Kondylis & Partners

34.   99 CHURCH STREET
Developer: Silverstein Properties
Architect: Robert A.M. Stern Architects

35.   BEEKMAN TOWER
Address: 16–38 Beekman St.
Developer: Forest City Ratner
Architect: Gehry Partners

36.   276 WATER STREET
Developer: Lynda Davey
Architect: Perkins Eastman

37.   254 FRONT STREET
Developer: Magnum Realty Group
Architect: Morris Adjmi Architects

38.   40 GOLD STREET
Developer: Zahav Properties
Architect: Meltzer/Mandl

39.   67 LIBERTY STREET
Developer: Ron Shoshany
Architect: Newman Design Architects

40.   W NEW YORK DOWNTOWN HOTEL & RESIDENCES
Address: 123 Washington St.
Developer: Moinian Group
Architect: Gwathmey Siegel & Associates

41.   50 WEST STREET
Developer: Time Equities
Architect: Murphy/Jahn Architects

42.   50 TRINITY PLACE
Developer: McSam Hotel Group
Architect: Gene Kaufman Architect

43.   70 PINE STREET
Developer: Youngwoo & Associates
Architect: TBA

44.   SETAI NEW YORK
Address: 40 Broad St.
Developer: Setai Group and Zamir Equities
Architect: Denniston International

45.   45 BROAD STREET
Developer: Swig Equities
Architect: Moed de Armas & Shannon and Rockwell Group

46.   DOUBLETREE HOTEL
Address: 8 Stone St.
Developer: Metro One Hotel
Architect: Gene Kaufman Architect

47.   BATTERY MARITIME BUILDING
Address: 10 South St.
Developer: Dermot Company
Architect: Rogers Marvel Architects


School

48.   FITERMAN HALL
Address: 30 West Broadway
Developer: Dormitory Authority of the State of New York
Architect: Pei Cobb Freed & Partners

49.   BEEKMAN STREET SCHOOL
Address: 16-38 Beekman St.
Developer: Forest City Ratner Companies
Architect: Swanke Hayden

50.   PS/IS 276
Address: 55 Battery Pl.
Developer: School Construction Authority
Architect: Dattner Architects

51.   URBAN ASSEMBLY SCHOOL OF BUSINESS FOR YOUNG WOMEN
Address: 26 Broadway
Developer: School Construction Authority
Architect: John Ciardullo Architects


Commercial

52.   GOLDMAN SACHS HEADQUARTERS
Address: 200 Murray St.
Developer: Goldman Sachs
Architect: Pei Cobb Freed & Partners

53.   20 MOTT STREET
Developer: Regal Investments
Architect: JHC Consulting

54.   72 WALL STREET
Developer: Youngwoo & Associates
Architect: TBA
 

 

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Residential Development
The Riverhouse (right) at Battery Park City, designed by Polshek Partnership with interiors by David Rockwell, is considered a residential success story.
Courtesy Riverhouse

John Tashjian, a principal of Centurion Real Estate Partners and sales and marketing director of the Riverhouse condominiums in Battery Park City, sees a direct link between sales interest in downtown residential properties and the Dow Jones Industrial Average. Nor is it much more of a leap to look at the rising steel of the World Trade Center’s first towers and the twisting metal facade of Forest City Ratner’s Beekman Tower as optimistic spikes compared to such troughs as Silverstein Properties’ vacant 99 Church Street lot (destined for a Four Seasons someday) and other blocks that have remained unchanged despite oft-published renderings of towers in their future.

Below Canal Street, Riverhouse is considered a success story. After a pre-foreclosure filing, a partnership dispute that led to development sponsor Sheldrake Organization’s ousting, stalled sales, and a lawsuit alleging the now LEED Gold–rated building wasn’t green enough, Centurion was able to get sales back on track and has sold 25 units, bringing the total sold to 77 percent, since taking over in April. Tyra Banks and Leonardo DiCaprio have homes at Riverhouse, and the sales office gets visits from at least one Goldman Sachs employee every week.

Other residential properties in Lower Manhattan haven’t been so lucky. Tamir Sapir, a developer of the William Beaver house at 15 William Street, was recently hit with a $130 million lawsuit for failing to repay a Blackstone Group–managed fund that had loaned him $66 million in 2006. The André Balazs-conceived apartment building (its marketing blitz put the call out for sexed-up i-bankers everywhere) had set records for a $3,512-per-square-foot penthouse sale in 2008, but since then some prices have fallen to below $1,000 per square foot and less than 40 percent of its units have been sold.


Frank Gehry's beekman tower under construction.
david sundberg/esto
 
 

Some could argue that such tales are just a product of an oversaturated residential market coupled with a down economy, but with Lower Manhattan experiencing some of the fastest growth in any borough—population has more than doubled to 55,000 since 2001—it may be that buyers are choosing playgrounds over party pads.

According to a survey of Lower Manhattan residents by the Alliance for Downtown New York, 27 percent of households have children, and another 40 percent of childless households are planning to have kids in the next three years, finally fulfilling the long-projected transformation of the area from a business-only district to a real neighborhood.

With the World Trade Center filling demand for future downtown office space, developers continue to see Lower Manhattan’s historic skyscrapers as valuable residential property. Last year Youngwoo & Associates bought the former AIG headquarters at 70 Pine Street and plans to develop its 1.1 million-square-foot Art Deco tower into a hotel and residences. A deal to lease the lower floors at Youngwoo’s nearby 72 Wall Street and the adjacent 60 Wall Street to Deutsche Bank is purportedly in the works, though calls to the developer were not returned.

The neighborhood is scrambling to keep up with educational demands too, relying on high-profile locations to house new schools. The Frank Gehry–designed Beekman Tower at 8 Spruce Street will have a pre-K through eighth grade school in its base, which will seat about 630 students when it opens in fall 2011. In addition to that school, Community Board 1 (CB1) lobbied for construction of PS/IS 276, the city’s first green school, which will add 950 kindergarten-through-eighth-grade seats this fall at 55 Battery Place. “Even with that, we are still short seats,” said Julie Menin, chair of CB1. “Schools are one of our main focuses, in addition to playgrounds and parks.”

The growth has elicited competition between developers to create the best self-contained community. Though parents who live in one of Beekman’s 903 rental units aren’t guaranteed a spot for their child in the school below, they will have prime access to a 13,000-square-foot public plaza. The building will also contribute 25,000 square feet to the New York Downtown Hospital. This spring, the Battery Park City public library opened in the base of Riverhouse, thanks to a $3.5 million grant from Goldman Sachs. The investment bank also gave about $1 million to fund a new Asphalt Green community center in Battery Park City, slated to open in fall 2011.

Though the list of local amenities continues to mount, community planners haven’t lost sight of another need: Along with growth in schools and hospitals comes demand for housing that teachers and nurses can afford.

A proposal to rezone North Tribeca that entered the city’s public review process in June would grant greater FAR to developers who build inclusionary housing. Menin is also trying to convince the state and city to develop the World Trade Center Tower 5 site, former location of the Deutsche Bank tower, as a mixed-use building with 20 percent of residential units designated for low-income residents, but any construction there would be years in the future.

While the fate of many other residential buildings and hotels remains uncertain, some are pushing ahead with the faith that occupants will tolerate the construction at Ground Zero, if not come to see it as an amenity.

Opposite the Deutsche Bank site, the long-delayed W New York Downtown Hotel & Residences, owned by Moinian, is nearing completion of 217 hotel rooms and 223 condos atop a restaurant and pedestrian plaza. Just a few doors down at 144 Washington Street, the World Center Hotel has just opened, with a website that boasts unfettered views of the rising World Trade Center.

The construction isn’t just an attraction for tourists. “It’s a huge asset,” said downtown broker Tashjian. “I think it gives a feeling of optimism. We had a buyer recently who was touring his unit with his parents, who lived internationally. He felt like he had purchased something where the skyline was going to change for the better. There’s a real sense of pride and optimism about that tower.”

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Parks, Public Space, and Streetscapes
Starr Whitehouse and FXFowle have reimagined Water Street with new medians and retail to enliven the barren streetscape.
Courtesy Alliance for Downtown New York

Lower Manhattan boasts some of the city’s oldest parks, Bowling Green and the Historic Battery, as well as one of the borough’s leafiest neighborhoods, Battery Park City, but the area is best known for its warren of narrow, winding streets, corridors darkened by the blackening crowns from New York’s first skyscraper boom. This wonderfully eclectic area retains a sense of mystery while also evoking the quintessential Gotham City.

As the neighborhood diversifies to become increasingly residential, more places to stretch your legs, walk the dog, or play with the kids are needed. In the granite canyons of Lower Manhattan and along its eastern waterfront, new public spaces are being carved out or spruced up. The first phase of the East River Esplanade, from Wall Street to Maiden Lane, is taking shape under the shadow of the FDR. Designed by SHoP and Ken Smith, the stretch includes a dog run with a giant squirrel and tree, both of bronze. Several street furniture mockups, including a handsome High Line–like lounge/bench, have been installed near Pier 11. Phase One is scheduled to open by the fall, and the rest of the Esplanade should be complete by 2012. According to the Economic Development Corporation, which is overseeing the project with the Lower Manhattan Development Corporation, the project is being rolled out in much the same form as the original design. The number of kiosks, however, which will house cafes, restrooms, and storage facilities, has been reduced to four.


SHoP is reinventing the East River Esplanade with Ken Smith Landscape Architect.
Courtesy SHOP

Along Fulton Street, a new string of pocket parks is meant to suggest a greater connection from West to East, connecting the World Trade Center site to the Fulton Transit Center to the Seaport to the East River Esplanade. The most notable of these is Burling Slip, designed by the Rockwell Group with the Parks Department, which features a so-called Imagination Playground with blue foam pieces that can be arranged and manipulated by children. Burling Slip is to open at the end of July.

A less well-known part of Lower Manhattan’s evolution is the complete reworking of the area’s street infrastructure, including all of the data, utility, water, and sewer lines, funded through a Federal Highway Administration (FHWA) grant following 9/11. According to officials at the Lower Manhattan Construction Command Center, more than a third of the 100 miles of streets have been excavated and completely rebuilt. One of the last of those streets to be rebuilt will be Water Street, the focus of a new plan by the Alliance for Downtown New York.


At night, Water Street would be activated by new lighting and multimedia elements.
Courtesy Alliance for downtown new york

Water Street: A New Approach calls for extensive tree planting and landscaped medians running up Water Street, one of the widest in Lower Manhattan. Created by landscape architects Starr Whitehouse working with FXFowle, the plan is conceived as a way of boosting the value of the street’s midcentury office buildings and retaining its commercial tenants by making what is currently a fairly barren nine-to-five streetscape into a more active and attractive place. “Bill Rudin came to us and said it was time for a new vision for Water Street,” said Nicole LaRusso, senior vice president for planning and economic development for the Alliance. “So we began a collaborative process involving building owners, residents, and city agencies.”

Robert Moses widened the street in the early 1960s, and it became the model for POPs, the new zoning allowance wherein developers were granted extra height as long as they included privately maintained publicly accessible plazas and arcades in their projects. One of the more complex issues addressed in the plan is what to do now with these under-performing POPS that dot the street. The plan calls for greater commercial activity, including restaurants and retail space to be built on the plazas, something that would necessitate zoning changes. In the short term, the Department of Transportation is planning an 8,000-square-foot temporary plaza at Water and Whitehall streets that will act as a gateway to the corridor. “There is a long history of Lower Manhattan being recognized as a special case,” LaRusso said. “We think unique zoning for Water Street could be a fine outcome.”

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Restaurant
The 80-foot-tall Tree House offers a perch within Libeskind's Crystals complex.
Jeff Green Photography

the bar.
 
 

Mastro’s Ocean Club
3720 Las Vegas Boulevard South
Las Vegas
Tel: 702-590-9299
Designers: Rockwell Group and KAA Design Group


Leave it to Las Vegas to invent a new take on glitz: this time with organic undertones. Mastro’s Ocean Club, inside Daniel Libeskind’s Las Vegas CityCenter Crystals entertainment complex, boasts a swanky terrace inside an 80-foot-tall, twisting “Tree House” created by David Rockwell, with interiors by KAA Design Group. The Tree House itself weighs 50,000 pounds and is made of a complex wrapping configuration of mahogany and resin beams that looks alternately like a giant hair dryer or like the Na'vi village in Avatar. The interior of the restaurant is entered through a portal of wood-lined ceilings and undulating walls. It includes a dining area of curving white leather booths, chairs made from ochre leather, and banquettes surrounded by curving beams of mahogany and sapele wood. Adding a finishing touch to the dining space are glittering circular chandeliers, made up of jewel-like, irregular glass shapes.


Diners enter The Tree House from the restaurant's terrace level.
 

The private dining room.
 
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Rockwell Encore At Oscars
New York designer David Rockwell has once again been tagged to put together the set for the Oscars, which will take place on March 7 at the Kodak Theater.  Instead of messing with a good thing, he's once again framing the stage with the Swarovski "Crystal Curtain," made up of 92,000 crystals hanging in an upside-down crescent shape over the proceedings. This time the crystals (rendering above) will be colored in white, platinum, topaz, and bronze hues (the dominant colors last year were cool blue and white). The set will also include three circular, revolving platforms along with rotating LEDs and metalwork projection screens to keep things moving along at the notoriously slow event (which will have two hosts this year: Steve Martin and Alec Baldwin). "We wanted big, open, crisp environments that would work for comedy. Eventually, that led us to the idea of the set being about immersion in the world of movies. Stylistically, I realized the optimism of modernism in L.A. and the heyday of Hollywood was the perfect way in," he told the L.A. Times yesterday.
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Restaurant
Sam Horine

ellen silverman
 
 

Maialino
Gramercy Park Hotel
2 Lexington Avenue
New York, New York
Tel: 212-777-2410
Designer: Rockwell Group

Located in Ian Schrager’s Gramercy Park Hotel, Maialino is restaurateur Danny Meyer’s rendition of a Roman-style trattoria, reimagined for contemporary New York. The design, the first collaboration between Meyer and longtime restaurant designer David Rockwell of Rockwell Group, utilizes a rustic palette of wood plank floors, woven leather banquettes, and oak wainscoting reclaimed from a barn in New Jersey. Guests enter from the hotel lobby or a dedicated street entry, where a wine cellar also holds the Greenmarket produce utilized in the kitchen. A Pantheon-inspired tile floor in hues of wine and mustard complements a long walnut bar in front with windows overlooking Gramercy Park, where patrons sip coffee during the morning hours. A portion of the kitchen is brought to the center of the dining room in the form of a cucina, featuring various stations for beverages and food (the latter tends toward hearty fare; Mailino means “little pig”). All of the tables, chairs, and barstools are custom-designed, and Frette linens cover the checked tablecloths. Commissioned paintings from artist Robert Kushner round out the dining-room decor. A private dining room is also available, capable of seating 22 at a traditional long table flanked by wine cases.

Sam Horine
 
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City of the Glammed
The new Las Vegas City Center (left to right): KPF's Mandarin Hotel, Libeskind and Rockwell's Crystal's mall, Pelli's Aria, Helmut Jahn's Veer, Foster's Harmon.
Courtesy MGM Mirage

In case you’ve been locked in a vault at the bottom of the ocean, here’s the latest news from Las Vegas: MGM Mirage’s 67-acre, 18-million-square-foot, $7.5 billion CityCenter, one of the largest developments in the history of humankind, officially opened last month.


The buildings may be different, including Libeskind's Mall and Foster's Harmon Hotel, but the logos are familiar.
 
Inside, the mall is signature Liebeskind, though ultimately it is still a hall of commerce, not architecture.
 
Jahn's dramatic Veer towers.
 
 

The project, located in the center of the Las Vegas strip, includes buildings by Cesar Pelli (61- and 51-story Aria hotel and casino), Daniel Libeskind (Crystals entertainment and shopping center), Rafael Viñoly (57-story Vdara hotel and residences), Helmut Jahn (37-story Veer residences), KPF (45-story Mandarin Oriental hotel and residences), and Lord Norman Foster (26-story Harmon hotel). David Rockwell and Adam Tihany designed key interiors.

This lineup of contemporary design stars points to a sea change in the land of over-the-top kitsch, and holds out the dream of sophisticated urbanity (hence the name CityCenter). Whether they’ve created something truly cosmopolitan, or even particularly good, is another question.

Five years back and a psychological eon ago, before the Great Recession, MGM, concerned with the rising cost of real estate, decided to develop a dense concentration of buildings each by a different star architect in order to maximize square footage, rather than build one giant behemoth. The planners, which included Gensler, Ehrenkrantz Eckstut & Kuhn, and MGM’s own design team, wanted to “jump out of our own skin and look at the project with fresh eyes,” according to Sven Van Assche, vice president of design for MGM Mirage Design Group.

Indeed, CityCenter’s legible urban plan, lofty density, and stylistic diversity are really something new here. The view toward the Aria from the project’s entrance road, when framed by rows of tall buildings on either side, is dazzling in scale and ambition, particularly at night. (Like most things in Vegas, they’re all better at night.) And from many vantage points—whether inside the Aria’s lobby or from one of its restaurants—it’s exciting to look out a window and see people swirling about. People looking out rather than at slot counters is a rarity in this self- contained city.

Among the architectural standouts, Jahn’s Veer towers are ambitious, with their off-kilter forms (five degrees off center) and intricate, colorful, fin-filled facades. The tension between lightness, monumentality, and surprising rawness is appealing in a real, un-gimmicky way. Pelli’s Aria, with its sweeping floor plates, giant canopies, and ultra-light, stepped facade, is strongest at night thanks to fantastic lighting that brings out the whiteness in the glassy building’s aluminum mesh sunshades. Libeskind’s Crystals introduces unexpectedly vivid abstractions to a landscape usually rooted in the pointedly literal. Viñoly’s Vdara is elegant and restrained; KPF’s Mandarin looks razor-thin (and excitingly light) from some vantage points, but bulky from others.

But like Vegas itself, the more you stick around and let it all sink in, the duller the glitz becomes. For all CityCenter’s flash, architecturally it is conservative and breaks little new ground. Anything goes in Vegas, but apparently a large public corporation like MGM can only go so far.

There’s a tokenism to the adventuresome, tilting Veer. Libeskind’s mall is dynamic and surprisingly appealing inside (the giant scale tempers the dizziness one sometimes gets inside his buildings), but similar to what we’ve seen him do elsewhere. Aria and Vdara, while quite handsome, would look at home in a sleek office park or in Miami. The poorest project seems to be Foster’s Harmon, whose shiny futurism was replaced with squatness when about half the building got cut due to a building error. Even its bright blue sheen feels a bit cartoonish.

The maestros behind the City Center: Liebeskind, Rockwell, Viñoly, Kohn, Gensler.

And while it’s great that CityCenter called for a diversity of styles, it’s unclear if there was a plan for bringing them together. Right now it’s an architectural petting zoo; a collection of pretty objects with limited relationship to one another. Urbanity as just a vague theme is a depressing concept. Instead, why not focus more on Vegas itself, with all its wackiness and complexity, as inspiration?

Walking around CityCenter feels like strolling through one of the newborn cities of Asia or the Middle East: a cold glass, steel, and concrete forest of tall buildings that don’t possess any of the richness in scale, use, or subtle texture that make a city resonate. Of course, CityCenter is not even a real city center. And where a real public plaza in the center of the development might have been, there is instead a giant traffic circle. The rear plaza between Aria and Vdara is even worse: a forgotten wasteland of confusing traffic ramps and empty space.

Which raises the question: Is it possible, or even a good idea, to strive for real urbanism and innovative architecture in a place like Vegas? Everybody knows that the aspiration here is to make money, so why pretend otherwise? I say, yes. Truly improving the public realm and redefining the city is the best way to stand out from the competition. Otherwise, it’s just the same old Vegas, with a pretty, architectural, twist.

See Sam's photos from his visit to the City Center on the A|N Blog.

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Concrete, Masonry, Stone, and Tile

A Voce Columbus by Rockwell Group with Unlimited Stone
Courtesy Rockwell
 

Alkemi
P.O. Box 55, Cabin John, MD; 301-320-0042
www.renewedmaterials.com

Archetype Construction Corporation
147 Broadway St.,
Hawthorne, NY;
914-769-2902

Bagno & Company
+39-5982-509-4304
www.bagno-company.com

Belden Brick Company
P.O. Box 20910, Canton, OH; 330-456-0031
www.beldenbrick.com

Caesarstone
6840 Hayvenhurst Ave.,
Van Nuys, CA;
818-779-0999
www.caesarstoneus.com

Concreteworks Studio
349 Dunhams Corner Rd.,
East Brunswick, NJ;
732-390-9944
www.concreteworks.com

D. Magnan & Co.
32 Cortland St.,
Mount Vernon, NY;
914-664-0700

Daltile
7834 C.F. Hawn Frwy.,
Dallas, TX;
214-398-1411
www.daltile.com

David Allen Company
150 Rush St., Raleigh, NC;
919-821-7100
www.davidallen.com

Designworks Tile and Stone
20 West 22nd St., New York; 212-645-3723

Endicott Clay Products
P.O. Box 17, Fairbury, NE;
402-729-3315
www.endicott.com

Evans & Paul
140 Dupont St., Plainview, NY; 516-576-0800
www.evansandpaul.com

Formglas
2 Champagne Dr., Toronto; 416-635-8030 www.formglas.com

Henraux
Querceta (Lucca),
Via Deposito, 269, Italy;
+39-0584-761217
www.henraux.it

Lido Stone Works
4062-601A Grumman Blvd.,
Calverton, NY;
631-208-1165
www.lidostone.com

Marmo Masters
2419 24th Ave., Queens;
718-728-5871

Pagliaro Bros. Stone Co.
6301 Foxley Rd.,
Upper Marlboro, MD;
301-599-6066

Plasterform
1180 Lakeshore Rd. East, Mississauga, Ontario, Canada;
905-891-9500
www.plasterform.com

Pompili Precast Concrete
12307 Broadway Avenue, Cleveland, OH;
216-581-8080
www.pompiliprecast
concrete.com

SMC Stone
640 Morgan Ave., Brooklyn; 718-599-2999 www.smcstone.com

Stone Source
215 Park Ave. South, New York;
212-979-6400
www.stonesource.com

Swenson Stone Consultants
P.O. Box 651, Hanover, NH; 603-643-0363
www.swensonstone.com

Unistress
P.O. Box 1145, Pittsfield, MA; 413-499-1441
www.unistresscorp.com

Unlimited Stone
239 Washington St.,
Berkeley Heights, NJ;
917-921-6505

Vermont Structural Slate Company
3 Prospect St., Fair Haven, VT; 802-265-4933
www.vermontstructural
slate.com

The YN 13 House by Morris Sato Studio with Evans & Paul
Amanda Switzer

“For the parking garages around Yankee Stadium, I worked with Endicott to develop four different colors of green brick. It took a while to get a really good palette, but I’m very pleased. I wanted the actual red clay of the brick itself to come through the glaze, to get an effect that varies in the light. They were able to keep the colors of the batches very standard, and that quality control was key.”
Wendy Evans Joseph
Wendy Evans Joseph  Architecture

“A very big part of research for us is experimenting with crushed stone, playing with the aggregate, adding flecks of mica and the like, and Pompili was very capable of giving us just what we wanted.”
William Horgan
Grimshaw

“For A Voce’s facade, we needed four slabs of really nice marble to get the minimal chic Italian look we were after. Theresa Quintong at Unlimited Stone searched all over upstate until she found them. We call her the Marble Lady.”
Gregory Sanford
Rockwell Group

“Our client, Rockefeller Brothers Fund, wanted their new headquarters to be elegant, understated, and timeless, and to be a living model of their sustainable mission as an organization. Slate was strategically used in the main public gathering spaces of the project, as it embodies all of these qualities. Vermont Structural Slate is 500 miles from most locations in the northeast, which minimizes material transport and therefore environmental impact. Stone is a natural material that does not off-gas. It is also highly durable, which means it is unlikely to end up as waste material.”
Sara Agrest
FXFowle

 

 

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Journey From The Center Of CityCenter
And so it begins. MGM Mirage's 67-acre, 18 million square foot, $7.8 billion CityCenter, one of the biggest  developments in the history of mankind, officially opened today. It includes buildings by Cesar Pelli, Daniel Libeskind, Rafael Viñoly, Helmut Jahn, KPF and Norman Foster. We can't wait to put together our commentary. Here are some initial thoughts after our first day here: The Pros: -It's a great accomplishment for Las Vegas to finally highlight contemporary architecture instead of theme-based pastiche (Paris, Venice, Luxor, etc. etc)  or high end luxury (Bellagio, Wynn, etc). This place doesn't have a theme, but the closest two are architecture and urbanism. Who knew? Whether they pulled this off is another question. -There are some architectural gems. All the buildings have their strong points: Jahn's Veer towers are the most ambitious, with their off-kilter forms, intricate and colorful facades, and tension between lightness and monumentality. Pelli's Aria, the epicenter of the development, is strongest at night when its facade glows thanks to fantastic lighting that brings out the brightness in the glassy building's aluminum mesh sunshades. Inside its highlight is the collection of large windows that open to Libeskind's Crystals, and to natural light. More critique to come.. -The collection of buildings does create a feeling of urbanity, particularly from certain perspectives. For example the view  toward the Aria from the entance road, when framed by the rows of buildings on either side, is a powerful moment, particularly at night. In fact like most things in Vegas, everything is better here at night, when more people are activating the place and lights and excitement cover up any flaws. -Most of the buildings have achieved LEED Gold certification, and many even incorporate natural light and views of the (gasp) outside, a rarity for Las Vegas, where experience is tightly controlled to suck you in and even confuse you into spending money. -Perhaps the biggest pro is that this thing actually got done in such troubled economic times. A bailout from Infinity World Development Corp, a subsidiary of (we're not joking here) Dubai World is what gave it the last push when things were looking bleak. The Cons -While it's admirable that the development is seeking to be more urban than the self-contained megastructures of Las Vegas, it's not really a city center. A diversity of styles and a grouping of self-contained buildings is certainly a start. But there's very little diversity of uses, little connection to the street (or to the realities of everyday life) and to the rest of Las Vegas, very few pedestrian friendly spaces that aren't intended to suck out your money, and a chance for a real public plaza in the center of the development has been wasted in favor of a giant traffic circle. -It's great that CityCenter went for a diversity of styles, but it would have been nice if they fit together in a more logical way. Right now it's sort of an architectural petting zoo; a collection of pretty objects with limited relation to one another. -While the buildings are all solid the architecture for the most part is pretty conservative and not breaking any new ground. There's only so far that a large public corporation like MGM will go in its taste for experiment. The exception is Jahn's, which while a formal spectacle (perfect for Vegas!) doesn't feel gimmicky. Libeskind's is very edgy as well, but not much different from what we've seen him do elsewhere. Time for us to digest some more and get back to you. But here are some pictures taken by yours truly to enjoy.
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Adventure Central
Richard Dattner's Ancient Playground was one of two adventure playgrounds recently refurbished by the Central Park Conservancy
Courtesy Central Park Conservancy

Being a kid—or at least a playground designer—was a lot more fun in the 1970s, before the advent of telephone-book-thick ASTM standards, not to mention things like critical fall heights, head-entrapment guidelines, and the virtual outlawing of sand. “It’s almost like a police state, what you can and cannot do in a playground,” said Paul Friedberg, the landscape architect who created some of New York’s most innovative play spaces. “The freedom that we once had is just completely gone.”


A child plays in a water feature at the Ancient Playground.
 

But vestiges of that freewheeling age can be found in Central Park, where the spirit of adventure thrives thanks to restorations this summer of two pioneering playgrounds. In overhauling these spaces to meet modern safety and accessibility needs, the Central Park Conservancy has shown that safety and rambunctiousness can still coexist.

Designed by Richard Dattner in 1972, Ancient Playground was one of 21 Robert Moses–era playgrounds installed around the park’s perimeter. In the late 1960s, these spaces began to be remade in the style of postwar Europe’s adventure playgrounds, where children molded their environments out of bricks, timber, and tires. Dattner themed his space on the Egyptian collection at the Metropolitan Museum of Art, just across a transverse road at West 84th Street. “I thought it would be wonderful to teach kids something of ancient construction—the pyramids, obelisks, mastabas, and so forth—and relate in a kids’ scale to what was across the street,” Dattner said.

The central challenge of the renovation—the fourth of Dattner’s playgrounds to be reconstructed in the park—was to create a required clear space around the main playground elements. Among other changes, the conservancy’s designers created a regulation tire swing that mimics the original design, while increasing the size of Dattner’s tunnels for better visibility. Since sand is not considered an accessible surface material, designers used safety surfacing that matched the spirit of the original.

The West 100th Street playground, designed by Ross, Ryan, Jacquette Architects, has also been restored by the conservancy.

The second playground, at West 100th Street, took its adventure-style form in 1972 to designs by Ross, Ryan, Jacquette Architects. The curving bridge, climbing cone, and water-spray feature have been restored, with the addition of complementary new equipment and resilient carpeting. A tree house was built around several mature trees, which were sadly removed after suffering damage during the August 18 storm. (The tree house remains.)

These respectful restorations are the latest sign that, 40 years later, adventure play is back. “In the 1970s, adventure playgrounds pushed the limits of demanding, physical play,” said Christopher Nolan, the conservancy’s vice president for capital projects. “We’ve been able to preserve the innovations that those playgrounds represented.” The two spaces join other playgrounds of this style, like the Rockwell Group’s Imagination Playground in Lower Manhattan, due to open next year, with a kit of loose parts that kids can use under the supervision of “play associates.”

Dattner, who consulted pro bono on his playground’s redesign, regards this latest generation of play spaces with a certain bemusement. “Much of my knowledge of the value of play has really been from the observation of kids playing with junk in the gutter,” he said. “The two major materials are sand and water. The rest is extra.”

A version of this article appeared in AN 18_11.04.2009.