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Patchwork City


All renderings courtesy respective firms
The development of the Queens waterfront is modeled after that of Battery Park City. Now on the drawing boards are (from left to right) residential highrises by V Studio/Walkergroup, Arquitectonica, Perkins Eastman, and Handel Architects.

 

 

Patchwork City

The future skyline of Queens bears a superficial resemblance to Jersey City: More than a dozen tall buildings are planned to rise along the Queens Waterfront and, as a result of Special District zoning, many others are in the works in Long Island City and Hunters Point. As D. Grahame Shane reports, the Department of City Planning's surgical approach to zoning is stimulating strategic development throughout the borough, promising a series of dynamic urban patchess as well as some awkward seams.

While New Yorkers witnessed an epic battle for the top-down control of the World Trade Center site, replete with power players channeling Robert Moses, the New York Department of City Planning (DCP) has been quietly leading an urban planning revolution with a small-scale, bottom-up approach throughout the boroughs. The unveiling last month of Richard Rogers Partnership's design of a massive mixed-use project on the Queens waterfront for Silvercup Studios portends a dense, monumental future for the low-scale, still-industrial area. But various rezonings throughout Queenssincluding Long Island City, Hunters Point, and a dozen other neighborhoodssare in fact setting the framework for more incremental development in the borough, encouraging a unique fabric of mixed uses, spaces, scales, densities, and textures.

From its colonial beginning New York was part of an archipelago, a network of small patches of European settlements connected by boats, New Amsterdam, Brooklyn, Hoboken, and Harlem. The large open spaces of Queens have always attracted those unable to find accommodation in Manhattan, from the farmers and fishermen of the colonial period to the industrialists of the 19th and 20th centuries who deposited their ports, factories, warehouses, oil refineries, cement plants, and more in the marshy headland bound by the East River and Newtown Creek. With its evolving transportation linkssbridges, tunnels, ferries, and raillheavy industry thrived in the area. The huge spaces that were carved out by industrial uses have taken on new meaning today, with Manhattan's squeezed housing market and changed attitudes about commuting. Suddenly, the rust-belt patches around Long Island City are attractive real estate.

In 2001, the Museum of Modern Art's temporary move to LIC highlighted the area's nascence as a cultural district. The same year, the Group of 35, a panel created by Senator Charles Schumer representing public and private interests, issued a report calling for the creation of a new business district in LIC, suggesting 15 million square feet of office space and citing the benefits of a planneddthough sadly now defunctt?word-class intermodal transit stationn at Sunnyside Yards. (The yard has a small LIRR stop and a ferry terminal nearby; the plan for the hub would have folded in stops for Amtrak, NJ Transit, and the MTA, whose routes all cross there.)

The intensification of development in Queens has actually been in process for some time. In 1984, the Port Authority of New York & New Jersey (PA) took over a large portion of the Queens docklands and, together with the Empire State Development Corporation (ESDC), created a 74-acre development patch under the auspices of the Queens West Development Corporation (QWDC). QWDC follows the Battery Park City model of development (also created by the ESDC), with phased parcels bid to separate developers. Two buildings have been completed (one by Cesar Pelli, 1998, and another by Perkins Eastman, 2001), and more than a dozen more are planned. Though far from complete, Queens West already appears to be isolated and out of scale with its surroundings, despite well-intentioned efforts to create open spaces and waterfront views.

By contrast, the DCP has adopted a more targeted approach to the rest of Queens, with timely responses to particular urban actors in particular locations. The DCP is actually building on an approach that was pioneered in the 1960s by Mayor John Lindsay's Urban Design Group (members included Jonathan Barnett, Alexander Cooper, Jaquelin Robertson, Richard Weinstein, and Richard Dattner), which abandoned masterplanning on a city-wide, regional scale and introduced Special District zoning. Based on a 1916 zoning ordinance addressing skyscrapers downtown, Special Districts under the Urban Design Group began as relatively simple mechanisms to protect small residential communities like Little Italy and Chinatown from large-scale development. Later, the concept was applied to create a Theater Special District, to protect Broadway theaters and allow the transfer of their valuable air rights to neighboring sites. This system of controlled zoning patches evolved into a complex, three-dimensional, multifunctional, incentive-based design methodology that paved the way for Cooper and Eckstut's 1978 masterplan of Battery Park City.

Under Amanda Burden, who has been planning commissioner and director of the DCP since 2002, Special Districts zoning has evolved further still, to encompass micro-patches of upzoning, downzoning, mixed-use, and historic and industrial preservation. Her LIC Mixed-Use Special District was in fact her first exercise, and presaged similar strategies in Greenpoint-Williamsburg, East Harlem, and Chelsea.

This finely calibrated approach to zoning can be seen in three of current hot patchess of development in Queens:

Queens Plaza Special Improvement District
Mayor Rudy Giuliani's Adult Entertainment Zoning of the late 1990s exiled some of Times Square's porn shops, strip clubs, and prostitution to this long-neglected industrial gateway. Few paid attention to the area, until 2000 when Michael Bailkin and Paul Travis of the Arete Group tried to buy two large sites, including a large city-owned garage, at the junction of Queens Plaza and Jackson Avenue. The same developers bought the air rights to part of Sunnyside Yards. Their moves prompted the DCP (then directed by Joseph Rose) to devise the Queens Plaza Special District (approved in 2001) that featured incentive bonuses and Urban Design Guidelines that called for broad setbacks, new parks, and ground-floor retail to enliven the street. The lots that Arete sought (which have since gone to Tishman Speyer) were upzoned to Floor Area Ratio (FAR) 12, signaling a dense future for LIC.

The city has also responded to pressure from public interest groups, like the Municipal Arts Society, the Regional Plan Association, and the Van Alen Institute. The latter organized the Queens Plaza competition in 200112002, which addressed the need to do something about the gloomy stretch of roadway beneath the noisy Queensborough Bridge. In 2002, the city selected Margie Ruddick as a lead consultant (on a team that initially included Michael Sorkin and Michael Singer) to develop a landscape design that would improve the public spaces, lighting, traffic flow, and general streetscape of Queens Plaza. Ruddick, who is now collaborating with Marpillero/Pollak, described her intention to make the left-over spaces legible as a landscape that helps you get from one place to another, making connections across the space under the bridge.. Her scheme emphasizes improved circulation; bicycle and pedestrian paths and crossings abound. Near the waterfront section, she has planned a cathedral-like space under the bridge, which will act as a seam between the planned Silvercup West project and the Queensbridge Houses, a massive housing project built by the New York City Housing Authority in 1941. The plan is currently under review by the Fine Arts Commission.

Long Island City Mixed-Use Special District (2004)
Compared to the crude zoning of Queens Plaza, the LIC Mixed-Use Special District is more finely textured and varied. The DCP divided the area into three sub-districts, which form a triangle around a gritty industrial core that will be preserved: The Long Island City Core Sub-District is a small enclave driven by developers and already contains Citigroup's skyscraper at Court Square, the borough's first tall building. This very compact, high-density patch (zoned at FAR 12) has many tax incentives and has already attracted a second Citigroup tower and United Nations Federal Credit Union building, both under construction. The 1989 Citigroup tower, with its interior cafeteria and attached car park, never sponsored street life. Under the revised Urban Design Guidelines, both the new buildings will have street level retail to foster pedestrian activity and new plantings, furniture, and parks. The neighboring Jackson Avenue Mixed-Use Sub-District (approved 2004) borders the Sunnyside Yards. Here, warehouses and factories, like the 254-unit Arris Building, are being converted to residential lofts and offices. The upzoning to FAR 7 and Urban Design Guidelines under study by the Volmer Group are aimed at remaking Jackson Avenue into a densely built commercial boulevard, containing 3 million square feet of offices stretching from Court Square to Queens Plaza's subway node. The aim is to create a vibrant street life, with cafes, restaurants, and stores,, said Burden. The plan calls for widened sidewalks, tree planting, kiosks, seating, and night lighting.

The density on Jackson Avenue decreases in the Hunters Point Mixed-Use Rezoning Sub-District (approved in 2004). Individual urban actors predominate in this area, with small-scale housing, auto-body shops, galleries, and artists' studios. Burden saw this area as containing the soull of LIC. Fearing the large scale of development on the nearby waterfront, residents have been organizing themselves into groups, like the 49th Street Block Association and the Hunters Point Community Organization. The city downzoned this patch within a general FAR 5 intended to protect the arts area around the P.S.1 cultural center.

Queens Waterfront (1980s to present)
The small-scale flexibility of LIC's new mixed-use subdistricts is nonexistent on the waterfront. As a state agency, the ESDC formulated Queens West with almost no community input, though pressure from Hunters Point residents did ensure that a continuous landscaped riverfront would be publicly accessible.

The completion of the 42-story City Lights tower by Cesar Pelli for Manhattan Overlook Associates (1998) and 32-floor tower by Perkins Eastman for Avalon Bay (2001) have skyscraper-shocked local residents into paying attention to what is happening to the rest of the waterfront. Local groups are starting to pressure the QWDC to break down Queens West's 1980s masterplan and work at a smaller scale. To deflect criticism, in 2004 the ESDC revised Phase II of the 1980s masterplan, which includes seven buildings by Rockrose, with designs by Arquitectonica and Handel Architects. Last year, State Assemblywoman Catherine Nolan was quoted in the Queens Chronicle as saying, I think it is appropriate and past due time for Governor Pataki and Mayor Bloomberg to review the plan for Queens West and begin a dialogue with the community as to the importance of affordable housing for the work soon to be scheduled on the southern portion of the site.. The southern portion, known as Queens West South (Phase III), was most recently publicized as the site of the proposed Olympic Village, with a winning masterplan by Morphosis. Though New York lost its Olympic bid, the exercise offered a vision of the area as a new vibrant neighborhood.

Burden is currently negotiating with Frances Huppert, the design director of the ESDC, to get the corporation to break down the scale of their development into more manageable patches, including mixed-income housing, which could link to the surrounding Hunters Point Special District. Burden also hopes that a pedestrian bridge across Newtown Creek can someday connect the Queens West esplanade to the waterfront planned for Greenpoint-Williamsburg.

North of Queens West lie two of the hottest patches in Long Island City. The first project is River East, a scenographic, set-piece street of mixed-use townhouses and lofts with two glass-skinned 30-story towers at the riverside, designed by Jay Valgora and developed by Vernon Realty. The buildings bracket a street that frames a view of the United Nations. Beyond River East lies an empty Con Edison site, and next to that is Silvercup West, the expansion of Stuart and Alan Suna's film and production studios. The Sunas took advantage of an extension of the upzoning of the Queensborough Bridge Plaza Special District to create a 2-million-square-foot, hyper-dense, mixed-use matrix of film studios, roof gardens, office and residential towers spread over 6 acres, unveiled by the Richard Rogers Partnership last month after the plan received its Uniform Land Use and Regional Planning Review (ULURP) letter of certification. The scheme offers a 40-foot-wide riverfront esplanade designed by the Laurie Olin Partnership that will link to Margie Ruddick's Queens Plaza landscape scheme (see sidebar).

Queens waterfront demonstrates the limits of the patchwork approach, where heterogeneous patches are connected by a weak link, the waterfront.

The advantage of a patch-by-patch approach is its specificity and its ability to capture the dynamic of relationships between various actors in various patches. The complex narratives of LIC actors and their efforts to shape their sites shows that there are multiple ways to develop a patch, ranging from top-down utopian masterplan that is fixed and inflexible to the bottom-up approach where every actor has a distinctive voice in the polyphonic dialogue. Long Island City shows this range, and it is to the DCP's credit that it has tried to deal with each situation individually. Eventually, an emergent system of urban design will be able to provide the means of balancing and managing the flows between the fragments. Until then we will have to rely on our intuition to sense the flows between the patches in the emergent ecology of the urban archipelagos that constitute our cities.

D. Grahame Shane is an adjunct professor of architecture at Columbia University GSAPP. He is the author of Recombinant Urbanism: Conceptual Modeling in Architecture, Urban Design, and City Theory (john Wiley, 2005).

Development Descends on Queens


Courtesty Department of City Planning

RESIDENTIAL

1 Silvercup West
Owned by Alan and Stuart Match Suna and designed by Richard Rogers Partnership, Silvercup West is a $1 billion mixed-use project spread over 6 acres, and includes residential, commercial, cultural, and civic spaces, in addition to 1 million square feet of film-production studios.

2 River East
44402 Vernon Blvd.
Developed by Vernon Realty and sited on 6 acres just south of Silvercup West, River East will contain 1.2 million square feet of residential and commercial space. Rows of townhouses will lead to two 30-story towers on the river and a newly landscaped esplanade. The WalkerGroup of New York and its in-house V Studio, led by architect Jay Valgora, are masterplanning the site and designing the buildings.

3 Queens West
The Queens West Development Corporation (QWDC), a subsidiary of the Empire State Development Corporation, has divided their large waterfront site into four development phases.

Phase II, contracted to Rockrose Development Corporation will contain seven buildings with 3,000 residential units and 20,000 square feet of commercial space. The first two buildings have been designed by Arquitectonica; one will be completed in May, and the other broke ground this month. Handel Architects have designed a third building, with construction to begin late 2006. Arquitectonica will design at least one more building, and the other two are as-yet uncommissioned.

Avalon Bay Communities is developing phase I, just south of Rockrose's. Its first residential tower was completed in 2001 and the second broke ground early this year, and will be completed by May of 2007. Both were designed by Perkins Eastman. A third lot on Avalon Bay's site will likely serve as either a public park or a branch of Queens' Public Library.

Phases III and IV, located partially on the Olympic Village site, have no developers attached, but will likely see the type of mixed-use projects as the first two phases. The QWDC is considering keeping parts of the Olympic site plans.

4 Power House
50009 Second St.
Cheskel Schwimmer and CGS developers will add 100,000 square feet to the former Pennsylvania Railroad Power House's existing 150,000, converting the structure into a residential complex. The new building, designed by Karl Fischer Architect, will contain 190 condominiums.

5, 6 The Gantry
5515 49th Ave. and 48821 5th St.
The Milestone Group, based in New York City, will develop an existing warehouse into 64 condos, designed by local firm Gerner Kronick + Valcarcel Architects. The Gantry will be ready for occupancy early this summer.

7 50th Ave. and 5th St.

Developers Joseph Escarfullery and Joseph Palumbo are planning an 11-unit, high-end co-op on the site of a current parking lot.

8 5549 Borden Ave.
535 Borden LLC has been working with New York architect Juan Alayo to develop a 12-story, 132-unit residential building. The project's backers are presently closing on the sale of the lot to another developer. The sale includes the architectural plans, which, as of now, will remain unchanged.

9 East View Condos
10040 46th Rd.
The East View Condos are in development by owner Henry Khanali and the New York architecture firm Bricolage Designs. The ground-up construction will be five stories, with an as-yet undetermined number of units, and should be completed by the summer of 2007.

10 41143 47th Ave.
No information available.

11 Vantage Jackson
10050 Jackson Ave.
This 13-story building is being developed by the Lions Group with Emmy Homes, and will contain 35 to 40 units.

12 10063 Jackson Ave.
MKF Realty is planning a 40-unit building just west of the Polaski Bridge. Completion expected in early 2007.

13 Badge Building
10055 47th Ave.
Bricolage Designs is designing an eight-story ground-up building that will be attached to an exisiting and soon-to-be-refurbished four-story factory, which once manufactured medallions and badges. The building complex will contain 44 condos; interiors will be designed by Front Studio. Badge Building Development LLC is a group of independent investors led by the building's current owner, who has been sitting on the property for the last ten years.

14 12201 Jackson Ave.
Hentze-Dor Real Estate is developing a 35-unit rental on an irregularly shaped lot on Jackson Avenue.

15 Echaelon Condominiums

13311 Jackson Ave.
Ron Hershco of Jackson Realty LLC is planning a 52-unit condominium designed by Newman Design Group of Cold Spring Hill, New York. Occupancy is scheduled for late spring of 2006.

16 Venus Site
Queens Plaza North and 24th St.
Developer Moshe Feller is reportedly working on a condo building that will house 320 units.

17 24415 Queens Plaza North
Karl Fischer Architect is planning alterations to an existing 50,000-square-foot office building for an unnamed developer.

18 42237 Crescent St.
Owner Ruben Elberg of Royal One Real Estate and Karl Fischer Architect are planning a 16-unit condominium building with two ground-floor commercial spaces. Completion is expected mid-2007.

19 42259 Crescent St.
Adjacent to 42237 Crescent Street, the same developer-architect team will build another residential project with retail space. 42259 Crescent will be slightly bigger, at 24 units, and completed by early 2007.

20 45556 Pearson St.
Rosma Development of New York is set to build a 20-story project on a 30,000 square-foot site, creating 120 condos that should be ready by 2007.

21 Arris Condominiums
27728 Thompson Ave.
The Andalex Group is planning an $80 million conversion of a 1920s warehouse into a mix of 237 lofts and 17 studios. Costas Kondylis and Partners is completing the design, which will involve a total overhaul of the interiors as well as exterior restoration.

22 Vantage Purves
44427 Purves St.
Another development in the area by the Lions Group and Emma Homes Partnership, the Vantage Purves will have 57 units.

23 42251 Hunter St.

A small group of investors under the name 42251 Hunter Street LLC is developing a seven-story condo building with Manhattan firm Israel Peles Architects.

24 41123 Crescent Street
No information available.

25 The Queens Plaza
41126 27th St.
The Developers Group of New York is planning a 10-story, 66-unit condo building just north of the Queens Plaza Improvement Project.

26 27714 41st Ave.
41st Avenue Property LLC, with Queens-based architect Surja Widjaja of Maison Design, is planning a 24-unit, 8-story residential building.

27 Gaseteria Site
Northern Blvd. and Queens Blvd.
Oil company Gaseteria has partnered with Lowe Enterprises Real Estate to develop a site bordering Long Island City's Sunnyside Yards into a mixed-use complex with a projected 400 housing units, in addition to office and retail space.

COMMERCIAL

1 Silvercup West
(See above.)

2 United Nations Federal

Credit Union
24th St. and 45th Dr.
With a tentative completion date of this September, the $65 million United Nations Federal Credit Union building, designed by HLW international, will be the second all-commercial highrise in Long Island City, after the 1.4-million-square-foot Skidmore, Owings and Merrilll designed Citigroup tower, completed in 1989.

3 Citigroup, Phase II

Citigroup is several months into the construction of its second office buidling in the neighborhood, next door to its 48-floor tower, the tallest building in the boroughs. Designed by Kohn Pedersen Fox, the second building will be significantly smaller, at 475,000 square feet and 14 floors. An estimated 1,800 Citibank employees will be housed in the new building, which will be completed in 2007.

4 Queens Plaza Municipal Garage
Tishman Speyer recently signed a 99-year lease for the city-owned parking lot, and plans to raze the lot to build an office building with underground parking. Recently upzoned to 12 FAR, the site could accept 1.5 million square feet of development.

5 QP Site
Tishman Speyer is razing several low-scale commercial buildings and a parking lot, the former site of the QP flea market, and likely building office space in addition to that across the street at the Queens Plaza Municipal Garage. The lot is owned by businessman Bill Modell.

6 Gaseteria Site
(See above.)

OPEN SPACE

Queens Plaza Improvement Project
In 2001 the Department of City Planning began implementing a plan to improve Queens Plaza, the boulevard that runs from Sunnyside Yards to the Queensborough Bridge. The plan includes extensive infrastructural improvements, including new roadways and subway station renovations, as well as an extensive landscape scheme by Philadelphia-based Margie Ruddick, which would extend a lush, pedestrian-friendly esplanade to the East River waterfront.

produced by Jaffer kolb, with research by jesse finkelstein, teresa herrmann, and stephen martin.Silvercup City


Courtesy Richard Rogers Partnership

Silvercup West by Richard Rogers Partnership. The north tower (closer to the bridge) will house offices while the two south towers will contain 1,000 residential units. On the north corner, Rogers plans a public, outside escalator. The towers' x-bracing echoes the structure of the Queensborough bridge. Sound stages fill the base of the complex, which will also have ground-level retail and restaurants.

The history of Silvercup Studios shows why the city is right to encourage small entrepreneurs and big businesses alike. It wasn't long agoojust over 25 yearsswhen Silvercup founders Stuart and Alan Suna, with their late father, Henry, bought Silver Cup Bakery for Henry's sheet metal business. The brothers, who both trained as architects, later stumbled on the idea of renting the former factory's vast spaces as sound studios, because such spaces were scarce in New York.

With Silvercup West, their new development down the street, the Sunas are building more than just sound stages; they're building a mini-city, a massive mixed-use complex designed by Richard Rogers Partnership. Stuart Suna explained that they chose Rogers because they felt his high-tech design aesthetic matched their program: high-tech production studios in an industrial context. He added, We read and admired his books on the ecology of cities, like Cities for a Small Planet.. As an infill, high-density, mixed-use project near a transit hub, Silvercup is already sustainable in a sense.

The complex is comprised of four big boxes, with double-stacked sound stages totaling 1 million square feet. Three towers rise from the studio volumessone commercial and two residentialland the studios will be topped with roof gardens. All told, Silvercup will bring 1 million square feet of studio space, 665,000 square feet of retail and office space, 100,000 square feet of cultural space, and nearly 300,000 square feet of residential space to the area. The project also includes the preservation of a historic terra cotta factory, which produced the cladding for the Woolworth Building.

The scheme offers several civic gestures, such as a publicly accessible waterfront esplanade designed by landscape architect Laurie Olin that will link to Margie Ruddick's Queens Plaza park underneath the bridge. Stuart Suna boasted of riverfront cafes and ground-floor retail that would animate the esplanade, as well as an outside escalator to a rooftop terrace or caff, echoing Rogers' original intention for the escalator at the Georges Pompidou Center.

Despite its tasteful and civic moves, the complex is not without design problems: the towers encroach on the bridge; the base volumes are essentially superblocks; there is an extreme scale shift between Rogers' blocks and the terra cotta factory; and the largest rooftop garden will be will be closed to the public. But the Sunas and Rogers seem to be responsive to criticism. Already, they acceded to Amanda Burden's request for the corners of the towers to meet the street rather than float above blank boxes, giving more identity to the street. A good sign.
DGS

 

 

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AIA New York 2005 Housing Design Awards

The local chapter resurrects its housing award program. As Anna Holtzman discovers, this year's jury champions affordability.

Murphy Burnham & Buttrick's Bronx Row Houses, designed for Habitat for Humanity.
Each unit has a small front yard with a stoop,
a backyard, three bedrooms, and a skylight-topped stairwell.
courtesy murphy burnham & buttrick

>I don't expect this project to be published in the magazines,, said architect Jeffrey Murphy of his firm Murphy Burnham & Buttrick's award-winning project. His sentiment sums up that of many architects who submitted to the AIA New York Chapter 2005 Housing Design Awards. Displayed in an exhibition at the Center for Architecture and titled Everything Housing: From Homeless Shelters to Luxury Living (open through December 3), the awards span the gamuttfrom a supportive housing development in Brooklyn by Polshek Partnership to Richard Meier's exclusive Charles Street tower. Yet the focus of the judges, and of the AIA New York Chapter housing committee behind the awards, was clearly on the unglamorous side of the shelter spectrum: affordable housing.

1  front yard
2  living room
3  kitchen
4  rear yard
5  master bedroom
6  bedroom
7  storage
8  basement hall

Spearheaded by housing committee chair James McCullar, the nascent program drew 102 entriessincluding built projects and those approved for constructionnfrom which judges Julie Eizenberg, Adele Naude Santos, and Michael Pyatok selected nine awards and five citations. The New York AIA housing committee hasn't held an awards program since 1981, said McCullar, for unexplained reasons. And somehow with the Design Awards program, housing got lost in the shuffle,, he recounted. In the last few years, New York architects have been invited to submit to the Boston Society of Architects (BSA)'s biennial housing awards. [But] with all of the recent zoning changes in New York, such as the Greenpoint waterfront,, said McCullar, there could not be a more opportune time to bring local housing efforts to the forefront. Shaun Donovan, commissioner of the New York City Department of Housing Preservation and Development (HPD) and a guest speaker at the October 17 awards ceremony, drove McCullar's point home when he stated, Since 1990, New York City has added more people than the population of Boston,, creating an unprecedented need for affordable housing.

Jonathan Kirschenfeld Associates' Marcy Avenue Residence in Brooklyn serves the mentally ill.

courtesy jonathan kirschenfeld associates

Donovan lauded such projects as the Schermerhorn House, Polshek Partnership's citation-winning, glass-faced supportive housing project for Common Ground Community, which brings luxuriously light-filled interior spaces to a mix of low-income and formerly homeless residents. Donovan's praise was tempered, however, by a more critical take from the jury. We were hoping to see some new typologies as far as spatial arrangements and clustering of units,, said Santos, but the truth was, there wasn't any of thatton the first pass, we said, Boy, these New Yorkers are really conservative.'' Eizenberg concurred, When everything is brick with sensible windows, you start to get a little worried.. In explaining their initial reaction, Santos proffered, We were very much a West Coast jury.. While Santos teaches at MIT, she is also a partner in San Francisco firm Santos Prescott & Associates; Eizenberg's practice Koning Eizenberg Architecture is based in Santa Monica, and Michael Pyatok practices in Oakland, California. Santos continued, In some ways, it's easier for us,, without the harsh climate, material constraints, stringent codes, and contextual pressures plaguing architects in dense East Coast cities.

The L-shaped building shelters an interior courtyard.

On closer inspection, the jury uncovered a group of projects whose stories go deeper than their practical brick walls. Among the award winners is Jonathan Kirschenfeld Associates' Marcy Avenue Residence, a Brooklyn home for the mentally ill, which the jury likened to the brick buildings of the Amsterdam School because of its carefully articulated faaade on which interior configurations are expressed by gestures such as recessed windows. Murphy Burnham & Buttrick Architects won an award for theiroriented toward a community garden across the street, and skylights within make the most of limited space. As the jury notes stated, These aren't cheap gestures, but [the architects] decided where to prioritize,, bringing an element of delight to this low-budget scheme. Another standout project, Melrose Commons in the Bronx, took root when Magnusson Architecture & Planning began pro-bono consulting for the client, Nos Quedamos ((we stayy in Spanish), a community group formed in 1993 to protest the city's Urban Renewal plans for Melrose. The project won an award in the Building Communityy category, more for the community-involved design process than for the buildings themselvesstidy rowhouses with sliver-sized front lawns, awnings, and orange-and-terracotta patterned faaades.

Ground-floor plan, top, and second-floor plan, below.

 

Similarly, Murphy admitted of his firm's Habitat project, The architectural expression is not necessarily that exciting, but the result is exciting: The people who live there are now a close-knit group of friends because they worked on the houses together.. As Santos stated, There's always been some kind of ambiguity, as to whether housing is really architecture with a capital A.. And for this reason, Eizenberg posited, People who do housing feel a bit marginalized.. She concluded, I'm glad they're doing [this awards program]]the people working in housing need all the support they can get.. If McCullar has his way, this will only be the beginning. The New York AIA housing committee is in talks with the BSA about coordinating both cities' housing awards, with New York taking the odd-numbered years and Boston the evens. But for its inaugural year, the New York Chapter's Housing Design Awards was all about the home city: Following the same criteria as the New York Chapter Design Awards, announced on September 19, all of the projects had to be either by or for New Yorkers.

 

Courtesy Magnusson Architecture & Planning
Magnusson Architecture & Planning worked with community group Nos Quedamos to draw up a renewal plan for Melrose Commons, a 35-block area in the Bronx. The plan includes several new residences, including a 95-unit coop (top) on 3rd Avenue between 158th and 159th streets.
 


Anna Holtzman is a New York based writer and a former editor at Architecture magazine. She is completing a documentary about New York City's subway musicians.

Hell-bent on Kent

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Campus Life

Universities have long served as strong architecture patrons, though the best-known examples have often been secluded, pastoral set pieces for idyllic, semi-monastic educational enclaves. As Sharon Haar observes, however, with the rebirth of the city has come the revitalization of the urban campus. Though urban campuses are confronted with unique problems, such as limited, expensive real estate, they are proving to produce architecture that is provocative both intellectually and urbanistically.

 

Ask students: The city is in. If at one time America's college-age population was sentt away to school in a cornfield, small college town, or hillside enclave, today they flock to cities, where urban campuses are growing and prospering, making new commitments to their cities, and at the same time enlarging their domain into neighborhoods scarred by urban renewal, urban abandonment, or both. Universities are occupying spaces in the skyline, taking over spaces vacated by businesses that have fled to the suburbs or relocated to more technologically equipped, 21st-century office buildings; they are building new housing and retail developments; and they are finding new ways of partnering with neighboring communities with an aim to avoid the territorial and intellectual antagonisms of the past. And yes, they are building new buildings, many by signature architects.

As towns and their institutions of higher education grew, most often toward one another, the abstract intellectual conflict of town-versus-gown was actualized in physical conflict over space. New York City incrementally chased the fledgling Kings College (established in 1754, which later became Columbia University) to the northern reaches of Manhattan Island, until finally, lodged in Morningside Heights in the late 19th century, the university commissioned McKim, Mead & White to design a campus to protect itself from future onslaught. Many other colonial institutionssHarvard University, founded in 1636 in Cambridge, Massachusetts, and Yale University, established in 1701 in New Haven, Connecticuttgrew to become inextricably intertwined with their urban contexts. When these schools transformed into research powerhouses a century ago, they set the stage for the enormous boom in campus construction and of student populations. Student bodies have spiked steadily since World War II as a result of veterans' enrollment programs, a shift to a service economy, and later, the baby-boom, the expansion of opportunity for women and minorities, and more recently to accommodate non-traditionall (older) students and the echo-boomerr generation.

Many universities' current urban strategies are the result of hasty decisions, failures of modernist planning and some of its architecture, and universities' awkward participation in urban renewal a half-century ago. Yale and the University of Pennsylvania are hoping that their current participation in community renewal will reverse the urban devastation that occurred in part because of land banking in the 1960s. During that period, many schools cleared land in inner-city neighborhoods for buildings that did not materialize or expanded in ways that disrupted the urban fabric and neighborhood cohesiveness.

In contrast, Columbia University has reached out to its community in the process of planning its expansion into Manhattanville, promising new commercial prospects for the neighborhood and architectural transparency. Its president, Lee Bollinger, contrasts the proposal to the blank walls that the university presents in Morningside Heights. But the process must also be understood in relation to the debacle of 1968, when the school's proposal for a new campus gym in Morningside Park fueled a massive student strike. Student activists linked U.S. involvement in Vietnam with the university's attempt to annex neighborhood public space.

Harvard is banking on its ability to design an entire piece of Boston with its plans for expansion in Allston. New York University and Cooper Union know that the neighborhood of residential spaces they are building or leasing downtown is necessary to keep students streaming in, in spite of impossible real estate conditions that would keep them out.

How do sites that were once anathema to higher education find themselves now so intertwined in the future of American pedagogy? A major factor is the revival of cities themselvessnew strongholds for public architecture, cultural institutions, and models for working, living, and playing. In the 1980s PBS series Pride of Place, Robert A. M. Stern extolled the American campus for being a place apart,, and the New York University cultural historian Thomas Bender stated in his book The University and the City: From Medieval Origins to the Present (Oxford University Press, 1988), The university has always claimed the world, not its host city, as its domain.. But more recently social theorist and New School University provost Arjun Appadurai noted in an interview published in Items and Issues Quarterly 4 (Winter 200332004) that the blurring of the line between universities and corporations and the increasing globalization of students and research networks make cities such as New York ideal locations for higher education. Today's academy is rarely a solitary retreat, despite a losss felt by some faculty.

Perhaps echoing the thoughts of Thomas Jefferson when he was designing the University of Virginia, the architectural theorist Kurt W. Forster wrote in From Catechism to Calisthenics: Cliff Notes on the History of the American Campuss in the May 1993 issue of Architecture California, Lasting institutions like colleges and universities invoke a social rationale for their physical installations, a rationale that speaks to their overarching purposes and helps elucidate the ideas behind their operations. In our culture, we are educated to find in our surroundings the manifestations of character and purpose, particularly when those larger abstractions such as character, purpose, and meaning would tend to escape our immediate grasp.. Architecture is critical to pedagogy. From Jefferson to Henry Ives Cobb, McKim, Mead & White, Louis Kahn, and Eero Saarinen to today's campus designers, the ideals of the campusswhere tradition and innovation, solitary contemplation and global interaction meet and debateemake it an ideal site for inspired architecture.
Sharon Haar is an architect and associate professor at the University of Illinois at Chicago. She is completing a book, City as Campus: Siting Urban Pedagogy.

 

Baruch College
Location: 23rd to 26th streets along Lexington Avenue, Manhattan
Founded: 1847
# of students:15,500 (13,000 undergrad.; 2,500 grad.)
Campus Master Plans:
Davis Brody Bond, 1986
Kohn Pedersen Fox Associates, 2001
G Tects, 20044present

Proposed renovation of Field Building at 17 Lexington Avenue and 23rd Street. A new glass wedge encloses a sculptural stair.
courtesy Gordon Kipping / G Tects

An elegant tower at Lexington and 23rd Street began in 1847 as the first free higher-education establishment in the republic. Over time, it became the anchor of Baruch College. In 2001, when Kohn Pedersen Fox's Vertical Campuss unsheathed 14 sloping stories above Lexington Avenue, Baruch suddenly evoked the fusty philosophy major who'd bulked up over the summer. The Vertical Campus, with running-board details at sidewalk level and glass and brick wings, drew critical praise for giving students a central kibitzing point. In the opinion of Vice President of College Advancement David Gallagher, the sloping tower fulfilled a 1986 Davis Brody Bond master plan by giving the scattered buildings a discernible heart.

Now the school wants to concentrate its burgeoning campus further, and give it a bolder identity. A masterplan, to appear by spring 2007, will chart the unification scheme. The new Baruch, said Gallagher, will weave that building more closely with the old oneesomehow. Whether it's an underground passage or acquisition of buildings, the masterplan will tell,, he said. (Since CUNY relies on annual funding from Albany, Gallagher hedges on Baruch's entering the real estate market.)

Baruch also wants its students (it has 15,500 of them, full- and part-time) to hew closer to campus, potentially with campus dormitories. The school commissioned Gordon Kipping of New York firm G Tects (and Frank Gehry, whom Kipping assists at Yale) in fall 2004 to suggest a format in which buildings might connect. Kipping proposed filling the path between 17 Lexington Avenue and the Vertical Campus with new crowns on two existing courthouse buildings and a new structure with fluid setbacks. His sketchhwhich has no authority over the eventual plannsandwiched 17 Lex's limestone skin in curvaceous glass sheaths. If Kipping's study influences trustees, the new 23rd Street lobby could offer a triple-height atrium space for students. To the public, it would offer Jumbotron views of lectures, with closed-captioning, to let any stroller spend 50 minutes as a student. Let's restore the idea of a free academy,, Kipping said.

On September 15, Baruch named the building for donors Lawrence and Eris Field. Gallagher said the college will issue an RFP for a masterplanning firm on CUNY's approved list, then wait 18 months for the plan. Budgets from Albany and City Hall would dictate the pace of expansion. Gallagher estimated that the unification will take 10 years. By then, Baruch could need another expansionnin cyberspace or Gramercy.
ALEC APPELBAUM

 

State University of New York
Location: Buffalo and Amherst, New York
Founded: 1846
# of students:27,276 (17,838 undergrad.; 9,438 grad.)
Campus Master Plans:
Amherst Campus: Sasaki, Dawson and Demay, 1970
Buffalo Niagara Medical Campus: Chan Krieger and Associates, 2002

Courtesy Cannon design

The State University of New York (SUNY) at Buffalo occupies the heart of New York's second largest city. But the school, whose original buildings straddle the city's Main Street, also has a suburban identity: SUNY created a second campus in 1970 in Amherst, just 3 miles north of Buffalo, following the trend of urban flight that shattered most American cities in the 1960s and 70s. The school rejected the idea of expanding its main campus, including a megastructure proposal by native son Gordon Bunshaft and a downtown waterfront annex, instead commissioning Sasaki, Dawson and Demay to create a compact, inward-looking master plan at Amherst.

The Amherst campus features buildings by some of the leading designers of the 1970ssHarry Weese, I. M. Pei, Ulrich Franzen, Marcel Breuerrand it even has a Birdair sports dome. Despite this impressive list, the effect of these buildings on the area was, according to Reyner Banham in his 1981 book Buffalo Architecture: A Guide, has hardly galvanic, nor their style especially Buffalonian..

But the school is trying to reinvigorate Buffalo, according to dean of SUNY's architecture department Brian Carter, by bringing good architecture back to the city center.

In 2002 the university commissioned Boston firm Chan Krieger to create a third center, called the Buffalo Niagara Medical campus, on a 100 acres of downtown land surrounding the university's Roswell Park Cancer Institute. This complex has just seen the completion of the first of two new buildings: Last May, the school opened the Hauptman Woodward Laboratory building designed by Mehrdad Yezdani of Cannon Design in Los Angeles, a 70,000 square foot medical research facility (pictured). This laboratory will connect via a bridge to a second research facility, the 290,000-square-foot Center of Excellence in Bioinformatics designed by Francis, Cauffman, Foley Hoffman of Philadelphia, which opens in December. Both buildings give Buffalo what Banham suggested it needed for a full architectural recoveryynew buildings for economic and functional reasons, but one that are psychologically of high architectural quality..

The campus has also inspired SUNY's school of architectureewhich is located just two subway stops awayyto launch a series of design initiatives on issues dealing with universal design and childhood obesity, for example. This interaction is something that Carter believes can work effectively on an urban campus, where diverse fields can come together to collaborate on research projects.
WILLIAM MENKING

 

The Cooper Union for the Advancement of Science and Art
Location: Astor Place, New York City
Founded: 1859
# of students:900

Courtesy Morphosis

The Cooper Union for the Advancement of Science and Art's unusual tuition-free educational model is the driving force behind the architecture, engineering, and art school's current building initiative. Most colleges rely on tuition as a steady source of income, but since all of the school's 900 students attend at no charge, administrators are always looking for other financial resources to fill the gap. It's a magnificent vision but a terrible business model,, said Ronni Denes, Cooper's vice president of external affairs. Our current plan is geared at leveraging our real estate assets to ensure the school's future financial stability..

The school's real estate portfolio includes desirable properties such as the Chrysler building, whose rents provide more than half of its operating budget. The master plan, devised by a planning committee made up of trustees, aims to increase that percentage by cashing in on its properties concentrated around Astor Place.

Cooper is not expanding like most universities with new master plans, but rather consolidating and modernizing its facilities. Said Denes, It's in our interest to keep the school small and efficient.. Its engineering school will be moved out of an obsolete building from the 1950s and into a sleek, high-tech, nine-story building designed by Morphosis' Thom Mayne (pictured) on the site of the old two-story Hewitt Building at 3rd Avenue and 7th Street, which Cooper leases from the city. The new building will also house the Faculty of Arts and Sciences and a public gallery and auditorium on the ground floor.

The vacated property between 3rd and 4th avenues and 8th and 9th streets will be razed and leased to developers, in much the same manner as the nearly completed condominium designed by Gwathmey Siegel & Associates and developed by the Related Companies at Astor Place. The school will reach out to developers for the project, anticipated to be 14 stories high, once the Morphosis building breaks ground in June. The new building will house Cooper's administrative offices as well as other private businesses. The school's master planning committee hopes to have some review of the commercial development's design, as it did with the Gwathmey Siegel building, and even its clients. According to Denes, Cooper would like to attract businesses with some kind of synergy with the school's academics, such as architecture firms, artists' studios, and biotech companies..

Cooper's master plan does not include any gestures to unify the new buildings with their predecessors like the Foundation Building into a more recognizable campus. Our students don't want to be walled in,, said Denes. We think of New York City as our campus..
DEBORAH GROSSBERG

 

City College of The City University of New York
Location:138th Street and Convent Avenue, Manhattan
Founded: 1847
# of students:12,108 (9,117 undergrad.; 2,991 grad.)
Campus Master Plans:
George Post, 1905
George Ranalli, Architect, 2004-present

Courtesy of Rafael Viioly Architects

In recent years the City College of New York has deepened its commitment to architecture and design, recruiting impressive faculty, creating new degree programs (such as the Urban Design Program, started in 2000 under Michael Sorkin), and most notably, building a new School of Architecture, Urban Design, and Landscape Architecture. The $37.4 million building, designed by Rafael Viioly and slated for a 2008 completion, is a gut renovation and expansion of an existing modernist glass box building that houses administrative offices.

With so much ambition and activity, a campus master plan seems long overdue. In fact, a year and a half ago George Ranalli, dean of the architecture school since 1999, was commissioned to produce one. His plan calls for closing Convent Avenue to create a more sheltered campus center, around which administrative offices would be dispersed, rather than lumped together as they are now in one of the college's two large 1970s block-buildings, described by Ranalli as megastructures that need to be broken up..

To Ranalli's frustration, however, his plan is on the back burner while the campus expands, as it has throughout its history, based on immediate needs rather than long-term vision. (In reaction to the school's ad hoc development, Sorkin, who was a member of Ranalli's planning team, has created his own alternative scheme.) We started working on a master-planning process four years ago, with open forums to talk about current conditions but things have not proceeded in a typical way,, said Lois Cronholm, chief operating officer of City College. For example, with the dormitory building [now under construction], we had a need, so we found a way for to fill it, quickly.. The dormitoryythe first for the traditionally all-commuter schoollis being designed by Design Collective, Inc., of Baltimore, and should be completed in 2006. Capstone Development Corporation is the school's development partner; it will manage the facility for 30 years before ownership is transferred back to the school.

In addition to the architecture building and dorm, the school is presently pushing forward with the construction of two additional science buildings, both designed by Kohn Pedersen Fox Associates.

The four new buildings are all located on the college's south campus, a medley of architectural styles that stands in contrast to its historic north campus, a collection of buildings designed in 1905 by George Post. The biggest challenge is putting the south campus together in an integrated way, as soon as possible,, said Cronholm, who foresees no more new construction for the college in the near future, unless the dorms are successful, in which case, we'll see.. The wait-and-see approach to planning appears to be the closest thing to a master plan the college has, and will likely continue to shape the campus.
JAFFER KOLB

 

Columbia University
Location:Morningside Heights and Manhattanville, New York
Founded: 1754
# of students:23,650 (7,114 undergrad.; 16,536 grad./professional)
Campus Master Plans:
McKim, Meed & White, 1893
I. M. Pei, 1970 (not implemented)
Renzo Piano Building Workshop/Skidmore, Owings & Merrill, 20033present

A view west on 131st Street to the Hudson River.
courtesy columbia university

Of the major expansion plans being undertaken by schools in the New York City area, only one is planning to build an entirely new campus: In 2003 Columbia University hired the Renzo Piano Building Workshop (RPBW) and Skidmore Owings & Merrill (SOM) to create an ambitious master plan to guide the development of nearly 33 acres in Manhattanville, the neighborhood north of Columbia's McKim, Mead & White campus. The $4.6 billion Manhattanville Expansion Project encompasses the blocks between 12th Avenue and Broadway, and 125th and 133st streets, and will be phased in over the next 30 years. The university owns 53 percent of the land within the proposed development site and the MTA owns about 20 percent. Columbia promises to work with residents to acquire the remaining property.

Perpetually growing and space-constrained, Columbia has developed about one million square feet every five years since 1994, though it still lags behind all other Ivy League schools in terms of square-footage-per-student. Columbia has about 326 square feet for each of its more than 23,000 students, while Yale has 866 square feet for each of its 11,359 students and Harvard has 673 square feet for each of its 19,650 students.

Throughout its history, Columbia has had a tenuous town-gown relationship with its neighborhood. The 1968 controversy over the school's proposal to build a gymnasium in Morningside Park was a key turning point in the planning of the university. Nearly 40 years later, the planning process for Manhattanville is transparent, cautious, and considerate. We've learned a lot from our past mistakes,, said Jeremiah Stoldt, director of Columbia's plan for facilities management. We've met with block associations, the community board, and other local groups to present our thinking and gain feedback. A lot of aspects of the plan came from this feedback, such as preserving east-west axes and open space..

Transparency and urbanity are the main goals of the plan,, said Marilyn Taylor, who is leading the project for SOM. We felt from the beginning that the campus had to be open and invite the public in, and that it relate to the neighborhood, which has a rich history and physical legacy.. The area is zoned for manufacturing and one of its most noticeable features are the rugged aqueducts that define its edges.

A rendering of the new campus and streetscape, looking west from Broadway on 125th Street.

Now in precertification (pre-ULURP), the master plan shows a deep respect the existing urban grid, with east-west streets left open and sidewalks widened in strategic places to stimulate pedestrian life. The designers have called for buildings to be programmed, scaled, and designed in ways that both announce a unified campus and fortify the character of the neighborhood. The master plan encourages university buildings to devote street levels to uses that are needed by or accessible to the public, to be spaces they feel invited into, whether to grab a sandwich, look at art, or find out about university jobs,, said Taylor.

Like most universities today, Columbia is in need of more modern research facilities, which are often large-scale, defensive buildings. But the Manhattanville master plan explores the idea of open plan and nontenured buildings,, as Taylor described them, which have a flexibility that can encourage more multidisciplinary study as well as a greater possibility of being a part of their community. Design guidelines call for a material palette that includes glass for transparency, terra cotta brick to echo the past but with a more progressive look, and steel, relating to the nearby viaducts while providing a clarity of expression.

The first phase, which will be realized over the next ten years, includes the preservation of several prominent buildings, including Prentis Hall on 125th Streettcurrent home of the School of the Arts and formerly a milk-bottling plant. SOM will oversee its conversion into a public art space. The New Yorkkbased Switzer Group will renovate the Studebaker Building at 615 West 131 Street, a former automobile assembly plant. Another first-phase project is the construction of a new School of the Arts and a new research building on Broadway, both by Piano.

One of the plan's strongest features is its call for improved links to the nearby Hudson River, which is now cut off by the West Side highway viaduct. The architects envision a park or other potential recreational sites. Taking inspiration from Fairway market, a neighborhood institution located between the neighborhood and the waterfront, Taylor envisions the creation of a marketplace or other compatible uses. You could close it down at night, for concerts, festivals, or fairs,, suggested Taylor. But it would have to be a community initiative. What we can do with our plan is include an active urban layer, such as retail on 12th Avenue, that would contribute to these sorts of possibilities..

The current focus of the university and local community boards is to come to an agreement on rezoning Manhattanville. While the city is receptive to rezoning , how dense or commercial the area will be come remains to be seen.
Andrew Yang

 

Fashion Institute of Technology
Location:26th to 28th streets along 6th Avenue, Manhattan
Founded: 1944
# of students:10,513 (10,378 undergrad.; 135 grad./professional)
Campus Master Plans:
Kevin Hom and Andrew Goldman Architects, 1995-96
ShoP Architects, 20055present

Courtesy SHoP Architects and Fashion Institute of Technology

When the Educational Foundation for the Fashion Industries opened in 1944, it was housed on a few floors of the High School for the Needle Trades at 24th Street and 8th Avenue. As the needle tradess evolved, so too has the school that became the Fashion Institute of Technology (FIT), which is now a part of the State University of New York system. FIT moved into its current complex of buildings (designed by DeYoung and Moscovitz and bound by 26th and 28th streets and 7th and 8th avenues) in 1975, and had periodic smaller campus additions in the 1980s.

All schools in the SUNY system must have a master plan before they can receive public funding for construction projects, so in 1995 FIT hired Kevin Hom and Andrew Goldman Architects, which identified five major projects: the construction of a conference center and dining hall; the creation of more classrooms in an existing building, the expansion of the student center; and perhaps most dramatically, the conversion of the block of 27th Street already straddled by FIT buildings into a pedestrian mall. In addition to this, Wank Adams Slavin Associates is renovating a building on West 31st Street that will provide 1,100 FIT students with housing.

The first two projects in the master plan were completed in 2004 and 2005 respectively, by Hom and Goldman, and the classroom and student center projects are in the planning stages. The pedestrian mall has proven to be more controversial, however, and has twice been voted down by Community Board 5. According to Brenda Perez, director of media relations at FIT, the school has put the project on hold until all the other elements of the plan have been completed, which may not be until 2009.

At the same time, FIT is in the early stages of developing a new master plan with ShoP Architects, the architects who designed the expanded David Dubinsky Student Center, dubbed C2 (pictured). According to principal William Sharples, the master planning work grew out of the firm's 2004 competition-winning entry for the student center, and is still in its preliminary stages. AG

 

New York University
Location:Greenwich Village, Manhattan
Founded: 1831
# of students:40,000 (20,212 undergrad.; 15,884 grad.)
Campus Master Plans:
Johnson and Foster, 1962 (not implemented)

woodruff/brown / courtesy kpf

In March, New York University (NYU) hired Sharon Greenberger, former New York City chief of staff to the deputy mayor for economic development, to fill a new post at the university: vice president for campus planning and real estate. According to Greenberger, the office she heads, which is divided into four sectionssplanning and design, space management, residential services, and real estate developmentt is still in its start-up phase. I've just started the hiring process, and the intention is to have a full staff in place by the end of the year.. Greenberger will be looking for architects and designers to fill positions, especially in the planning and design unit.

According to Greenberger, the new division will not make any decisions about campus planning or architecture until the hiring process is complete. But the office is sure to be extremely busy in 2006. Created by university president John Sexton, who took office in 2001, the division serves in large part to unify the school's scattered planning divisions in the face of an ambitious growth initiative which includes faculty recruitment and an expanding student body. This administration has ambitious plans for the university, which will put more constraints on space and provide more ambitious thinking about its growth,, said Greenberger.

NYU is no stranger to large building initiatives and their complexities. In the 1980s and 90s, the school, then led by president John Brademas, underwent a massive campus expansion in Greenwich Village, which raised the hackles of many local residents and made it the city's third largest landowner (the city is the largest; the Catholic Church the second). (NYU's newest building is the 2003 Furman Hall, bordering Washington Square Park, by Kohn Pederson Fox, pictured left.) The creation of Greenberger's post was meant partly as a gesture of openness toward the community. Figuring out how a school can expand in an urban environment while also being good neighbors to the community can be challenging,, said Greenberger. The administration recognized that it requires more expertise in the fields of campus planning and real estate to make that happen successfully..

Andrew Berman, executive director of the Greenwich Village Society for Historic Preservation (GVSHP), agreed that the university could do better in its community outreach. We often find that we don't know what's going on at NYU,, he said. There's always been a great effort to push the university to release information about its long-term planssto no avail.. One contentious issue has been the university's 2001 purchase of a site in the Silver Towers super-block that currently houses faculty apartment buildings by I. M. Pei and and a supermarket. GVSHP lobbied to have the entire block, bordered by Washington Place, LaGuardia, Mercer, and Houston, designated a landmark. NYU did not support the effort, which would limit its ability to alter or further develop the site. DG

 

Parsons The New School for Design
Location:Greenwich Village, Manhattan
Founded: 1896
# of students:3,000 (15,800 total enrolled in The New School)
Campus Master Plans:
Helpern Architects, 1995
Cooper, Robertson & Partners, 2004.

courtesy lyn rice Architects

You might feel tempted to flaunt technique when reinventing a design school. If that school sat smack between Union Square and Washington Square, though, you might seek a civic icon. At Parsons, Lyn Rice did both. His newly unveiled design for the Sheila C. Johnson Design Center (pictured) opens students' doings to the street with triple-height lobby glass.

Showcasing had been somewhat bass-ackwards throughout the eight-part New School, Parsons' parent, which occupies 19 buildings strewn about the Village and now seeks a firmer identity along lower Fifth Avenue. The design school serves as its lodestar, now that Rice has rearranged it. The school's most valuable real estate,, said Rice, at 13th Street and 5th Avenue, housed maintenance and trash collection. Rice decided to scoop outt the janitorial services to the basement for an upgrade. Replacing it, he installed 3-foot window frames with one long bench. The boundary between salon and sidewalk becomes a place for students to hang out..

It's also, Rice said, a place for students to confront their mandate. The architect uses a glazed roof to create a light-filled urban quadd between seven banks of elevators. Rice describes this as tipping the classic college green on its side so that it fits in a highrise. In an urban quad, circulation is vertical in these elevator cores,, he said. The graphics lining the walls could rotate each semester, Rice suggested, giving students instant sidewalk critics.

The New School's quest for a more cohesive urban identity comes after decades without a master plan. Lia Gartner, its director of design and construction, is overseeing a suite of brand-boosting capital projects. She said the university seeks to show pedestrians the sense of this place being untraditionall and give students and faculty the best use of this miscellaneous collection of buildings..

Gartner said pedestrians can expect more exposure. Cooper, Robertson & Partners is developing a master plan whose focal building, 65 Fifth Avenue, figures to get a new faaade. Another building, around the corner from Parsons, will get interior upgrades beginning this year. Rice's extroversion promises to resound. A lot of students aren't from New York City,, Rice noted. So this will be a great reminder of where they are.. AA

 

Pratt Institute
Location:Clinton Hill, Brooklyn
Founded: 1887
# of students:4,540 (3,068 undergrad.; 1,472 grad./professional)
Campus Master Plans:
Whittlesey and Conklin, 1962
Cooper, Robertson & Partners, 20033present

Courtesy Pratt Institute and Steven Holl Architects

Pratt Institute's greatest asset, in architecture dean Thomas Hanrahan's opinion, is its location in Brooklyn's lively Clinton Hill neighborhood. Aptly, the new campus plan by Cooper, Robertson & Partners looks outward, with some major plans to expand the campus borders,, said Robert Scherr, director of Pratt Institute's Facilities Planning and Design. Anticipating the school's growth within the area, Pratt's president Thomas Schutte took a leading role in the recent formation of the nearby Myrtle Avenue Brooklyn Business Improvement District (BID). Like many local schools, Pratt owns a significant number of buildings outside of its main campus (Higgins Hall to the south, for example, and Myrtle Avenue to the north), and wants to strengthen their connections to each other and to the neighborhood and community as a whole.

Although the Cooper, Robertson plan, which calls for the development of a digital art center, a student union, and a student services building, has not yet been fully ratified by the school's board of trustees, the implementation of several initiatives is moving forward. A couple of projects were the result of large private donations, such as Juliana Curran Terian's $5 million donation for the Design Center Entrance Pavilion, and Hiroko Nakamoto's $50,000 donation for the new Pratt security kiosk. Years of deferred maintenance were the impetus for campus-wide upgrades: Many of the student dormitories, faculty housing, administrative facilities, and the Main Building are currently finishing major renovations.

The largest current project on campus is the Design Center Entrance Pavilion by dean Hanrahan's firm, Hanrahan + Meyers Architects. In an effort to combine all the principal design programs into what will be the largest design center in the United States, the new entrance and gallery will create a connection between Steuben Hall and the Pratt Studios. The entrance is currently under construction and will be completed in 2006.

The largest project outside of the fence involves the Higgins Hall complex, which houses the School of Architecture. Rogers Marvel Architects is overseeing major interior renovation while Steven Holl Architects designed a new central wing (pictured) which brings together the hall's north and south wings in a single entrance and exhibition space. The Pratt Store, designed in-house by Pratt's office of Facilities Planning and Design, located on Myrtle Avenue and Emerson Place, was completed in December 2004. This design reflects the institute's goals of strengthening the surrounding community by bringing new services and activity to the neighborhood.

As for what to expect from future Pratt development? The Clinton Hill neighborhood is totally gentrified,, said Scherr. Our only growth potential lies to the north toward Myrtle Avenue and the Brooklyn-Queens Expressway..
GUNNAR HAND

 

Yale University
Location:New Haven, Connecticutt
Founded: 1701
# of students:11,000 (5,242 undergrad.; 6,040 grad.) John Russell Pope, 1919
James Gamble Rogers, 1921
Cooper, Robertson & Partners, 2000

matt wargo / venturi, scott brown and associates

Yale has long been a patron of great architecture, commissioning important works from Eero Saarinen, Gordon Bunshaft, Paul Rudolph, and Louis Kahn. The university's current building initiative continues this legacy. Gwathmey Siegel & Associates recently took over the job of designing an addition for Rudolph's famed Art and Architecture building. The addition will house an arts library and classrooms for the art department that are currently located in the Rudolph building, allowing the architecture school to expand into the newly-freed space. (The addition was originally commissioned to Richard Meier & Partners in 2001 but in December 2003, the project was sidelined with the loss of a major donor. The project picked up steam again this summer when a new donor emerged. Though Meier's scheme was complete, Gwathmey Siegel will begin the project from scratch.) Skidmore, Owings & Merrill is overseeing the renovation of the original Rudolph building while Polshek Partnership Architects has recently been retained to renovate Kahn's Art Gallery.

The arts campus expansion is only a portion of a much larger group of projects recently completed or underway at Yale. Some just-finished buildings include an engineering building by Cesar Pelli & Associates, a chemistry laboratory by Bohlin Cywinski Jackson, and a medical research center by Venturi, Scott Brown and Associates (pictured). According to Laura Cruickshank, who became Yale's director of University Planning, Facilities Construction, and Renovation in July, The university is improving multiple areas of the campus simultaneouslyyScience Hill, the arts buildings, the central campus, and the medical school.. Projects currently in design include another building by Venturi, Scott Brown building for biology in the Science Hill area and a forestry and environmental studies building by Hopkins Architects.

The massive building initiative is all part of a campus plan completed in 2000 by Cooper, Robertson & Partners, which outlined the development of new construction as well as landscape architecture, circulation, signage, and traffic. The so-called 20-year Framework for Campus Planning was Yale's first attempt at creating a university-wide plan since the 1920s, and addressed the campus' poor integration with the surrounding city of New Haven. With its gated courtyards and inward-facing Gothic building blocks, Yale's campus plan, proposed by John Russell Pope in 1919 and revised in 1921 by James Gamble Rogers, originally contained a number of connective axes and public spaces that may have served to open the campus but were ultimately scrapped. Cooper, Robertson's plan suggested that the university pay particular attention to places where its campus meets the cityyon its streets and sidewalks, and through its landscaping, lighting and signageeto help weave Yale and New Haven into a more cohesive urban fabric..
DG

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All Rise

New Yorkers have always been real-estate obsessed, and as housing price records are broken on what seems like a weekly basis, the conventional wisdom is that everyone should get in while they still cannit's not a bubble, it's New York City. There is logic to the sentiment, of course: While the space is finite, the demand doesn't appear to be.

There are plenty of more concrete and measurable reasons, too, for such widespread interest in the real estate market, from still-reasonable interest rates to a noticeably development-friendly climate. The Bloomberg Administration has been more proactive about rezoning neighborhoods in all five boroughs than any in recent memory: West Chelsea, the Hudson Yards, Downtown Brooklyn, and the Williamsburg/Greenpoint waterfront will all become significantly denser over the next decade.

The development process has also become more transparent. According to Laura Wolf-Powers, urban planning chair at the Pratt Institute (and a regular contributor to AN), there are also some institutional reasons. New York is seen as development friendly right now,, she said, explaining that beyond the highly publicized rezoning initiative the Department of City Planning has championed along the Williamsburg waterfront and scuffle over the future of the Hudson Yards, quieter changes have taken place that make it easier for newcomers to get into development.

>Under the Bloomberg Administration, the Department of Buildings has basically moved fromm the 19th to the 21st century, so it is much easier to pull permits. There is a new website [www.nyc.gov/html/dob] where all that information is accessible. It used to seem like an insider's game, in which you had to know somebody, or pay expediters, but that has changed..

All of these forcessboth large and small, based on economics or just gut instinct and crossed fingerssare adding up to what looks like a new environment for development in New York. Here's a look at some of the new buildings that are reshaping neighborhoods all over the city.

Manhattan
Between 14th Street and 59th Street

Bank of America tower
Location: One Bryant Park
Developer: Durst Organization/Bank of America
Architect(s):Cook + Fox Architects
Consultant(s): Severud Associates, Jarros Baum Bolles
Size: 54 floors, 2.1 million sq. ft.
Completion (est.): 2008
Along with office space, this project includes a reconstructed Georgian-style theater and was approved for Liberty Bond financing. One of the nation's largest green office buildings, the project includes a graywater recycling system, high ceilings for maximum daylighting, and an advanced HVAC system. It will be the first large-scale office tower to seek LEED Platinum certification.

 

31st Street Green
Location: 125 West 31st Street
Developer: The Durst Organization / Sidney Fetner Associates
Architect(s):Fox & Fowle with SLCE Architects
Consultant(s):Gotham Construction Corp.
Size: 58 floors, 459 units, 583,000 sq. ft.
Completion (est.): 2005
This green mixed-use tower will loom over its low-lying Hell's Kitchen neighbors. In addition to hundreds of condominiums, the tower will also include the headquarters for the American Cancer Society and a treatment center and hospice. The building's slim profile will allow natural daylighting into its core, and it includes bike storage areas and low VOC building materials.

 

IAC/InterActivCorp Headquarters
Location: 11th Avenue between West 18th and 19th Streets
Developer: IAC with The Georgetown Company
Architect(s): Frank O. Gehry Associates with Studios Architecture
Consultant(s): Unavailable
Size: 9 floors, 147,000 sq. ft.
Completion (est.): Late 2006
Frank Gehry makes his contribution to the ranks of glass-facade buildings that are beginning to line the West Side Highway. The block-filling headquarters (financed in part by Liberty Bonds) for Barry Diller's InterActiveCorp media company will be clad in a skin of fritted white glass.

 

Clinton Green
Location: 10th Avenue at 51st and 53rd streets
Developer: The Dermot Company
Architect(s): Fox & Fowle
Consultant(s): DeSimone Consulting Engineers, Langan Engineering, Edwards & Zuck, Site Architects

Size:
24 floors, 300 units, 400,000 sq. ft.
Completion (est.): 2006
Budget: $170 million
This mixed-use development in Clinton (nne Hell's Kitchen) includes spaces for two theater companies, retail, and loft-style and conventional apartments. The architects and developers will seek LEED certification for the project, which includes bike storage, Zipcar parking, low-energy glazing, and locally produced and low VOC materials.

 

325 Fifth Avenue
Location: 325 Fifth Avenue
Developer: Continental Residential Holdings
Architect(s): The Stephen B. Jacobs Group
Consultant(s): WSP Cantor Seinuk Structural Engineers, I.M. Robbins Consulting Engineers, Thomas Balsley Associates, Levine Builders, Andi Pepper Interior Design
Size: 42 floors, 250 units, 390,000 sq. ft.
Completion (est.): 2006
Budget: $200 million
This tower, right across the street from the Empire State Building, features floor-to-ceiling glass walls and balconies, which is somewhat unusual for a glass curtain wall building. A landscaped plaza designed by Thomas Balsley is open to the public.

 

4 West 21st Street
Location: 4 West 21st Street
Developer: Brodsky Organization
Architect(s): H3 Hardy Collaboration Architecture with SLCE Architects
Consultant(s): Bovis Lend Lease, Rosenwasser Grossman, T/S Associates
Size: 17 floors, 56 units, 93,000 sq. ft.
Completion (est.): Spring 2006
Budget: $60 million
This new loft building in the Ladies' Mile Historic District is a harbinger of the area's many planned residential conversions. The structure gives a nod to its contexttincluding its next-door neighbor on 5th Avenue, which housed the offices of McKim, Mead & White from 1895 to 19155with its masonry facade, cornice lines, and window proportions.

 

Bryant Park Tower
Location: 100 West 39th Street
Developer: G. Holdings Group and MG Hotel
Architect(s): Nobutaka Ashihara Associates Architects
Consultant(s): Kondylis Design
Size: 45 floors, 93 units, 53,860 sq. ft. (plus 2,052 sq. ft. roof deck)
Completion (est.): Late 2005
The top ten floors of this new tower a block from Bryant Park are devoted to rental apartments, while the remaining ones will become a 357-suite Marriott Residence Inn, which is oriented towards extended visits.

 

High Line 519
Location: 519 West 23rd Street
Developer: Sleepy Hudson
Architect(s): ROY Co.
Consultant(s): ABR Construction
Size: 11 floors, 11 units, 18,600 sq. ft.
Completion (est.): Spring 2006
The first ground-up project for the new development company Sleepy Hudson, this floor-through condo project on a 25-foot-wide lot is nearly adjacent to the High Line. The east wall of the building, facing the elevated tracks, is sheathed in wood and punctured by a small number of windows. Curved metal scrims on the south and north facades function as balustrades and balconies, respectively.

 

50 Gramercy Park North
Location: 50 Gramercy Park North
Developer: Ian Schrager
Architect(s): John Pawson
Consultant(s): Unavailable
Size: 15 floors, 23 units
Completion (est.): January 2006
A home that's a refuge, not a second careerr is how Ian Schrager describes this condo building attached to his posh Gramercy Hotel, also under renovation on the site of the old Gramercy Park Hotel. With units going for $5 to $16 million (up to $3,000 per square foot), and only four left at press time, buyers are eating up the building's featured lifestyle managerss ((ber-concierges) and clean, modern design by John Pawson.

 

Manhattan
Above 59th Street

One Carnegie Hill
Location: 215 East 96th Street
Developer: The Related Companies
Architect(s): HLW International
Consultant(s): HRH Construction, Cosentini, Ismael Leyva Architects, The Rockwell Group
Size: 42 floors, 474 units, 582,000 sq. ft.
Continuing the trend of marketing residences by their architect, Related Residential Sales is using the name of The Rockwell Group to attract attention to its newest tower. Related chose to give Rockwell two amenity floorss?the lobby and common spacessto design, while Ismael Leyva Architects designed the bulk of the interiors.

 

Cielo
Location: 438 East 83rd Street
Developer: JD Carlisle Development Corp.
Architect(s): Perkins Eastman Architects
Consultant(s): M.D. Carlisle, Rosenwasser Grossman, Cosentini Associates
Size: 28 floors, 128 units, 247,000 sq. ft.
Completion (est.): Winter 2006
Budget: $50 million
The twist on this Yorkville luxury condo is a focus on art. There is an art concierge service for residents and free memberships to the nearby Whitney Museum of American Art. Developer and art aficionado Jules Demchick of JD Carlisle also commissioned a mural from artist Richard Haas for the wall of a 19th-century building across the street.

 

170 East End Avenue
Location: 170 East End Avenue
Developer: Skyline Developers
Architect(s): Peter Marino + Associates, Architects
Consultant(s): DeSimone Consulting Engineers, MGJ Associates
Size: 19 floors, 110 units, 300,000 sq. ft.
Completion (est.): Fall 2006
In response to this development's location on Carl Schurz Park on the East River, its relatively large site, and developer Oren Wilf's desire to move in to the building with his family, Peter Marino designed the project around the idea of suburban livingg in the city. In translation, that means homes are fairly large and have features like fireplaces and views of grassy yards.

 

Riverwalk Place
Location: Roosevelt Island
Developer: The Related Companies and the Hudson Company
Architect(s): Gruzen Samton with SLCE Architects
Consultant(s): DeNardis Associates, Ettinger Associates, Monadnock Construction
Size: 16 floors, 123,620 sq. ft.
Completion (est.): Spring 2006
Budget: $45 million
Part of Roosevelt Island's larger revitalization, Riverwalk Place is the third building in Southtown, a smaller community on the island that will introduce 2,000 new housing units, some of which will be reserved for students at Cornell University's Weill Medical College.

 

Manhattan
Between 14th Street and Canal Street

163 Charles
Location: 163 Charles Street
Developer: Barry Leistner
Architect(s): Daniel Goldner Architects
Consultant(s): Regele Builders
Size: 8 floors, 3 units, 13,671 sq. ft.
Completion (est.): June 2006
An earlier owner had asked Zaha Hadid to design a tower on this Far West Village site, but developer Barry Leistner wanted Daniel Goldner Architects for the job. Goldner's design for the modestly scaled building has a penthouse triplex and two duplex residences, and uses brick and glass to respond both to the neighborhood and the adjacent Richard Meier towers.

 

One Kenmare square
Location: 210 Lafayette Street Developer(s): Andrr Balazs and Cape Advisors
Architect(s): Gluckman Mayner Architects with H. Thomas O'Hara
Consultant(s): DeSimone Consulting Engineers, Gotham Construction, Prudential Douglas Elliman
Size: 6 and 11 floors, 53 units, 84,000 sq. ft.
Completion (est.): Fall 2005
Budget: $26 million
Balasz originally planned to build a hotel on the site called the Standard, but due to economic conditions after 9/11,, said Gluckman Mayner project architect James Lim, he decided to change the program to condos. Gluckman Mayner also designed the hotel, but chose to start from scratch when the project went condo.

 

Urban glass house
Location: 328 Spring Street
Developer: Glass House LLC
Architect(s): Philip Johnson Alan Ritchie with Selldorf Architects
Consultant(s): Unavailable
Size: 40 units, 90,000 sq. ft.
Completion (est.): April 2006
Budget: $30 million
After being put on the back burner for more than a decade, Philip Johnson's design for condos will be built, albeit with a different developer. The original plan was for a radical and multifaceted building,, said project architect Matthew Barrett; it was turned down by local community groups. More recently, Selldorf Architects was asked to redesign the plans for the interiors.

 

Cooper Square / Avalon Chrystie Place
Location: Houston and Bowery, E. 1st Street and Bowery, 2nd Avenue and Bowery
Developer: Avalon Bay Communities
Architect(s): Arquitectonica
Consultant(s): Unavailable
Size: 6, 7, 9, and 14 floors, 708 units, 877,500 sq. ft.
Completion (est.): April 2006
This mixed-use residential development includes four individual mid-rise buildings spread out among three adjacent city blocks on the Lower East Side. They include ground-floor retail and a community fitness center, and incorporate two existing community gardens. As the first building on Houston nears completion, some neighbors are excited about the arrival of Whole Foods Market, while others worry about the scale.

 

255 Hudson
Location: 255 Hudson Street
Developer: Metropolitan Housing Partners and Apollo Real Estate
Architect(s): Handel Architects
Consultant(s): Gotham Construction
Size: 11 floors, 64 units, 94,000 sq. ft.
Completion (est.): 2006
At the base of this glass, concrete, and zinc building are three duplex apartments, each with a 60-foot-long private backyard. The backyards arose from zoning restrictions on the project's extra-deep lot: The developer toyed with the idea of creating a courtyard or public park before settling on private gardens to raise the value of the lower units.

 

40 Mercer
Location: 40 Mercer Street
Developer: Andrr Balazs and Hines
Architect(s): Ateliers Jean Nouvel with SLCE Architects
Consultant(s): Cosentini Associates, Gilsanz Murray Steficek, Ravarini McGovern Construction
Size: 13 floors, 50 units, 156,000 sq. ft.
Completion (est.): 2006
Budget: $60 million
This super-luxurious condo development incorporates all the comforts of Andrr Balazs' hotelsspersonal shoppers, housekeeping, and continental breakfast deliveryyas well as a bathhouse with a 50-foot lap pool, Jacuzzi, sauna, and private lounge. Nouvel's first residential project in the United States, the building features red and blue glass curtain walls, massive sliding glass walls, and floor-to-ceiling windows.

 

Switch Building
Location: 109 Norfolk Street
Developer: 109 Norfolk LLC
Architect(s): nArchitects
Consultant(s): Builders & HVAC, Sharon Engineering, AEC Consulting & Expediting
Size: 7 floors, 13,600 sq. ft.
Completion (est.): Spring 2006
Budget: $4.25 million
According to Mimi Hoang, cofounder of nArchitects, her firm got this job when a group of thee independent developers strolled into 147 Essex, a group studio housing several young firms. The developers saw the firm's portfolio and were impressed enough to hire them for their first major building.

 

Blue at 105 Norfolk Street
Location: 105 Norfolk Street
Developer: John Carson and Angelo Cosentini
Architect(s): Bernard Tschumi Architects with SLCE Architects
Consultant(s): Israel Berger & Associates, Thornton Thomasetti, Ettinger Engineers
Size: 16 floors, 32 units, 60,000 sq. ft.
Completion (est.): 2006
Budget: $18 million
The irregular form of this building is due in part to a series of site restrictions: The developers purchased the air rights to the building next door so that they could build over it, but zoning regulations do not permit the insertion of a column within the neighboring commercial space, so the architects had to cantilever the upper floors out over the adjacent building. The upper levels taper back because of setback requirements.

 

Manhattan
Below Canal Street

One York Sreet

Developer: One York Property
Architect(s): TEN Arquitectos
Consultant(s): Donald Friedman Consulting Engineer, Ambrosino Depinto & Schmieder Consulting Engineers, Bovis, Israel Berger & Associates
Size: 12 floors, 41 units, 132,000 sq. ft.
Completion (est.): 2006
TEN Arquitectos inserted a 12-story condo tower in the center of an existing six-story building on the edge of the Tribeca Historic District at Canal Street and Sixth Avenue. New balconies, roof terraces and windows will embellish the older building, while the top six stories are housed in a transparent volume.

 

Tribeca Green
Location: 325 North End Avenue
Developer: The Related Companies
Architect(s): Robert A. M. Stern Architects with Ismael Leyva Architects
Consultant(s): DeSimone Consulting Engineers, Matthews Nielsen Landscape Architecture, Steven Winter Associates
Size: 24 floors, 264 residential units, 350,000 sq. ft.
Completion (est.): Late 2005
Tribeca Green in Battery Park City features photovoltaic panels in its crown, a green roof, a graywater recycling system, operable windows, and a high-performance curtain wall. Located adjacent to Tear Drop Park, the blocky building has a massive brick-clad lower-level with glass and steel corners.

 

200 Chambers
Location: 200 Chambers Street
Developer: Jack Resnick & Sons
Architect(s): Costas Kondylis Partners
Consultant(s): Cantor Seinuk Group, Cosentini Associates, Plaza Construction, Israel Berger & Associates, Thomas Balsey
Size: 30 floors, 258 units, 470,000 sq. ft.
Completion (est.): 2006
Along with office space, this project includes a reconstructed Georgian-style theater and was approved for Liberty Bond financing. One of the nation's largest green office buildings, the project includes a graywater recycling system, high ceilings for maximum daylighting, and an advanced HVAC system. It will be the first large-scale office tower to seek LEED Platinum certification.

 

200 Chambers
Location: 200 Chambers Street
Developer: Jack Resnick & Sons
Architect(s): Costas Kondylis Partners
Consultant(s): Cantor Seinuk Group, Cosentini Associates, Plaza Construction, Israel Berger & Associates, Thomas Balsey
Size: 30 floors, 258 units, 470,000 sq. ft.
Completion (est.): 2006
Foster and Partners was the original architecture firm behind this project but parted ways with developer Jack Resnick & Sons after the design encountered opposition from the community, which disliked its scale. New York is quite different from Europe,, says to Joy Habian, director of communications at Costas Kondylis Partners, which now has the job. The company has designed more than 46 highrises in New York alone.

 

Vestry Building
Location: 31133 Vestry Street
Developer: Vestry Acquisitions
Architect(s): Archi-tectonics
Consultant(s): Unavailable
Size: 9 floors, 30,000 sq. ft.
Completion (est.): Unavailable
Despite initial problems with city approval because of its location in a landmarked district, the Vestry building is slated to begin construction within a year. Although it is of a consistent scale with its surroundings, Winka Dubbeldam has designed a cool, glazed-front building that stands in relief from its chaotic neighborhood.

 

River Lofts
Location: 425 Washington Street, 92 Laight Street
Developer: Boymelgreen Developers
Architect(s): Tsao & McKown with Ismael Leyva Architects
Consultant(s): Alisa Construction Company, N. Wexler & Assoc., Lehr Associates
Size: 13 floors, 65 units, 200,000 sq. ft.
Completion (est.): Fall 2005
Tsao & McKown scored River Lofts, the firm's first project with Boymelgreen Developers, through Louise Sunshine of the Corcoran Sunshine Marketing Group. The project, part ground-up construction and part restoration of a loft warehouse on the edge of the Tribeca Historic District, is designed to respect that marriage, as well as the surrounding neighborhood,, according to principal Calvin Tsao.

 

Historic Front Street
Location: Front Street at Peck Slip
Developer: Yarrow LLC
Architect(s): Cook + Fox Architects
Consultant(s): Robert Filman Associates, Lazlo Bodak, Saratoga Associates, Steven Winter Associates
Size: 96 units
Completion (est.): 2005
Located just north of the South Street Seaport at Front Street and Peck Slip, this retail and residential development comprises both sides of the street along a full block, including eleven 18th-century buildings and three new ones. The renovated buildings preserve historic building materials while integrating green technologies such as green roofs, photovoltaic panels, and geothermal heating and cooling.

 

Fultonhaus
Location: 119 Fulton Street
Developer: Daniell Real Estate Properties
Architect(s): Hustvedt Cutler Architects
Consultant(s): NTD Realty
Size: 14 floors, 19 units, 31,000 sq. ft.
Completion (est.): Summer 2006
Budget: $8 million
A 7-story addition doubling the height of a 1908 office building by architect Henry Allen, Fultonhaus is a contemporary steel and glass structure half enclosed by early 20th-century masonry. Because the original structure was so narrow, the greatest design challenge, according to project architect Bruce Cutler, was structural and seismic.

 

Millenium Tower Residences
Location: 30 West Street
Developer: Millennium Partners
Architect(s): Handel Architects
Consultant(s): DeSimone Consulting Engineers, I.M. Robbins, Flack + Kurtz, Matthews Nielson Landscape Architecture
Size: 35 floors, 236 units, 410,000 sq. ft.
Completion (est.): Winter 2006
Budget: $180 million
The tallest of the new Battery Park City residential towers is the Millenium Tower Residences. The building will consume 25 percent less energy than a conventional residential tower, and will include solar panels, green roofs, a fresh air intake system, and locally-sourced building materials. The developers did not apply for Liberty Bonds because they opted aginst a 5 percent set-aside for affordable housing.

 

The Verdesian
Location: 211 North End Avenue
Developer: The Albanese Organization
Architect(s): Cesar Pelli & Associates with SLCE Architects
Consultant(s): DeSimone Consulting Engineers, Flack & Kurtz, Balmori Assoc., Turner Construction
Size: 24 floors, 253 units
Completion (est.): Fall 2005
Budget: $73 million
The Verdesian employs many of the same green technologies used in Cesar Pelli & Associates' last sustainable residential tower in Battery Park City for the same developer, the Solaire, such as building-integrated photovoltaics, a fresh air intake system, and low VOC building materials. The developer is seeking a LEED gold certification for the Verdesian. This project was financed in part by Liberty Bonds.

 

Brooklyn
Downtown

Atlantic Yards
Location: Atlantic Avenue between Flatbush and Vanderbilt avenues
Developer: Forest City Ratner Company
Architect(s): Frank O. Gehry Assoc.
Consultant(s): Unavailable
Size: In 17 buildings: 6,000 units, 230,000 sq.ft. retail,
Completion (est.): Arena, 2008
Budget: $3.5 billion
Another sports team, another railyard: Forest City Ratner Company's (FCRC) proposal to build a deck over the Atlantic Yards and develop the 21-acre site into offices, retail, housing, and a sports arena, is creating some controversy based on its scale and dependence on eminent domain. But by upping the percentage of affordable rental units to 50 percent, FCRC has managed to defuse a great deal of community opposition.

 

Williamsburg Savings Bank
Location: 1 Hanson Place
Developer: The Dermot Company with Canyon-Johnson Urban Funds
Architect(s): H. Thomas O'Hara
Consultant(s): Unavailable
Size: 34 floors, 216 units
Completion (est.): Unavailable
The Williamsburg Savings Bank building isn't in Williamsburg; rather, it has anchored downtown Brooklyn's Atlantic Terminal with a gold-domed clock tower for 78 years. In May, HSBC sold the building to a partnership including basketball star Earvin Magicc Johnson's development company, Canyon-Johnson Urban Funds, which intends to restore and renovate the old commercial structure into a condo building with 33,000 square feet of ground-floor retail.

 

189 Schermerhorn Street
Location: 189 Schermerhorn Street
Developer: Procida Realty and Second Development Services
Architect(s): The Stephen B. Jacobs Group
Consultant(s): Rosenwasser Grossman Consulting Engineers, Sideris Consulting Engineers
Size: 25 and 6 floors, 214 units
Completion (est.): 2007
Architect Stephen Jacobs split this development into a 25-story tower and a 6-story block, and separated them with a courtyard. In the block, there are 15 larger townhouselike apartments, while in the tower, the apartments are somewhat smaller but have a view.

 

Schermerhorn House
Location: 160 Schermerhorn Street
Developer: Hamlin Ventures and Common Ground Community Development Architect: Polshek Partnership
Consultant(s): Langan Engineering and Environmental Services, Silman Associates, Flack + Kurtz
Size: 11 Floors, 189 units; 98,000 sq.ft.
Completion (est.): 2007
This affordable housing development is built with a cantilevered superstructure to accommodate subway tunnels that consume 45 per cent of area under the site. The building includes a green roof and recycled and low VOC building material, and also includes retail, community and performance spaces, and support services for tenants.

 

Brooklyn
Williamsburg

184 Kent Avenue
Location: 184 Kent Avenue
Developer: 184 Kent Avenue Associates
Architect(s): Karl Fischer Architect
Consultant(s): Lilker Associates, Severud Associates
Size: 10 floors, 240 units, 520,000 sq. ft.
Completion (est.): 2008
Budget: $80 million
For the renovation of this 1913 Cass Gilberttdesigned Austin-Nichols warehouse along the East River, architect Karl Fischer plans to add four new floors to the roof pulled back from the parapet. He also plans to insert an 80-by-20-foot open-air courtyard in the center of the existing 500,000-square-foot building.

 

Schaefer Landing
Location: 440 Kent Avenue
Developer: Kent Waterfront Associates LLC
Architect(s): Karl Fischer Architect with Gene Kaufman
Consultant(s): Unavailable
Size: 25 and 15 floors, 350 units, 530,000 sq. ft.
Completion (est.): Late 2005
Budget: $90 million
As the first tall residential building along the Williamsburg waterfront, this development provides a glimpse of what is likely to come under the new higher density zoning regulations. The phased two-tower project also includes public park space along the East River.

 

Brooklyn
Dumbo

70 Washington Street
Location: 70 Washington Street
Developer: Two Trees Management Co. Architect: Beyer Blinder Belle
Consultant(s): Unavailable
Size: 13 floors, 259 units, 360,000 sq. ft.
Completion (est.): December 2005
Budget: $50 million
The rehabilitation of this 1910 manufacturing building is DUMBO's most recent conversion of a factory-turned-artist's studio into condominiums. The building's relatively narrow floor plates made it more suitable for residential use than many of its bulkier neighbors, several of which will remain as studio space.

 

Beacon Tower
Location: 85 Adams Street
Developer: Leviev Boymelgreen
Architect(s): Cetra/Ruddy
Consultant(s): Linden Alschuler & Kaplan, Benjamin Huntington
Size: 23 floors, 79 units, 116,000 sq. ft.
Completion (est.): September 2006
Budget: $45 million
At 314 feet tall, Beacon Tower will be the tallest building in DUMBO. The architecture firm Cetra/Ruddy collaborated with feng shui consultant Benjamin Huntington to design what is being marketed as a positive living environment.. Located directly adjacent to the Manhattan Bridge, the building was designed with dual-glazed laminated glass and sound absorbing acoustic liners to keep the noise out.

 

The Nexus
Location: 84 Front Street
Developer: A.I. and Boymelgreen
Architect(s): Meltzer/Mandl Architects
Consultant(s): Unavailable
Size: 12 floors, 56 units, 86,000 sq. ft.
Completion (est.): January 2006
This 12-story new condo building is similar in scale to its early 20th-century neighbors, but doesnnt employ their industrial vocabulary. According to principal Marvin Meltzer, the client had already purchased the yellow brick, and so his firm decided to incorporate more contemporary metal panels in green, blue, and metallic silver on the facade.

 

Queens

The Windsor at forest Hills
Location: 108824 71st Road
Developer: Cord Meyer Development Co.
Architect(s): Ismael Leyva Architects
Consultant(s): Rosenwasser Grossman Consulting Engineers, Burrwood Engineering, Bovis Construction
Size: 21 floors, 95 units, 166,242 sq. ft.
Completion (est.): Late 2005
The site of the Windsor is along a stretch of Queens Boulevard in Forest Hills where there are currently no comparably scaled projects. Mid-rises across the street balance the proposed building somewhat, but project architect Luen Chee of Cord Meyer foresees the neighborhood being developed at a much larger scale in the near future.

 

Flushing Town Center
Location: College Point Boulevard and Roosevelt Avenue
Developer: Muss Development
Architect(s): Perkins Eastman Architects
Consultant(s): Bovis Lend Lease, Langan Engineering, Urbitran/Rosenbloom Architects
Size: 1,000 units, 750,000 sq. ft. retail, 3.2 million sq. ft. total
Completion (est.): Spring 2007
Budget: $600 million
On a 14-acre site in downtown Flushing near Shea Stadium, this mixed-use commercial, residential, and manufacturing development on the site of a former Con Edison facility is attracting big-box retailers to its 50,000 to 130,000-square-foot commercial spaces. The Flushing waterfront was rezoned in the late 1990s to accommodate such developments.

 

Queens West Six and Seven
Location: Centre Boulevard, Long Island City
Developer: Rockrose Development Corp.
Architect(s): Arquitectonica with SLCE Architects
Consultant(s): Unavailable
Size: 30 floors each, 965 units, 1,159,000 sq. ft.
Completion (est.): 2006
Budget: $200 million
This mammoth development on a 22-acre industrial site along the Queens waterfront consists of seven buildings ranging from 7 to 35 stories in height. It will form an urban edge between the traditional mid-rise structures of Queens and the East River waterfront park.

 

Researched and written by Alan G. Brake, Deborah Grossberg, Anne Guiney, Gunnar Hand, Jaffer Kolb, and Jenny Wong.

Also in this issue:

Developmentally Challenged

Architects Turned Developers

Practically Ready


Sustainable


NEW Developers


Liberty Bonds


Conversions

Eminent Domain

 

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Ten Better Places for a Football Stadium


Issue 12_07.13.20Ten Better Places for a Football Stadium

The Mets, the Jets, the Nets, the Yanks — new stadia all around! But where to put them? Architect and urbanist Michael Sorkin surveyed the five boroughs for sites to consider.

The fight over the city’s attempt to build a stadium on the West Side of Manhattan was never about football (other than the political kind) or, for that matter, the Olympics: It was over where to put the stadium and who should pay for it. The West Side project has now gone down in flames because the administration chose one of the worst places available and then asked us all to pay, largely (and transparently) in order to jack up real estate prices in the area for the usual cohort of salivating developers. Not only did construction depend on building a platform—an artificial ground—over an active rail yard, a proposition that would have added as much as a billion dollars to the cost of the project, access to the site is awful. Bringing the number seven subway from Port Authority would have cost additional billions. Automobile access from the West Side Highway or from the avenues would have been nightmarish. Structured parking would have been expensive and could never have allowed the tail-gating so beloved by fans.

The enormous object also sought to extend the blocks-long barrier to the waterfront created by the Javits Convention Center; their combined lump would have obliterated relations to the Hudson River from the island and permanently disfigured the scale of the West Side. In choosing to move the site for the Olympic proposal to Queens as part of a new Shea Stadium, the city has been forced to settle on a site that makes sense for such a project. Indeed, Flushing is one of the best places in the city for a stadium from the perspectives of automobile and mass transit access, of potential synergies with surrounding athletic and public facilities, and of the minimal effort required to prepare the site for construction. 

The wave of projected stadium-building in New York—for the Mets in Queens, the Yankees in the Bronx, the Nets in Brooklyn, as well as for the Olympic bid—is a symptom of a larger phenomenon. Sports stadia have come to be represented not just as premiere emblems of American civic culture (all hail the steroid-bloated millionaires at play!) but as drivers of urban economic revitalization. Here, they join that other instant panacea, gambling casinos, as leading markers of the decline of public planning as the development paradigm shifts decisively to so-called public-private partnerships. What this means in practice is that private business—including such fatted enterprises as sports teams, gambling cartels, and office developers—are given giant public subsidies as an inducement either to come to or to remain in cities. Public benefit from such investments is allegedly returned in the form of jobs, taxes, or other more elusive outcomes of “development.”

In New York, this model has become the virtual default and every major project proposed by the Bloomberg Administration—from Greenpoint to Ground Zero—follows this model. Indeed, large-scale planning has shifted from the Department of City Planning—which has been reduced to an urban design role—to the office of the deputy mayor for economic development, whence the big “visions” come. These, predictably, tend to be calculated to engorge the Ratners, Silversteins, and Steinbrenners of the city, civic paragons who need to be bribed to stay in town to trickle-down on the public. Of course, it is a hopeless, evil ploy, another contribution to the yawning income gap, welfare for plutocrats who, it is hoped, will throw the rest of us a crumb or two.

In fact, study after study has demonstrated the folly of this approach. Virtually none of these subsidies is ever recouped and such subventions for the powerful always rob the poor—those at the bottom of the list of municipal priorities, for whom housing, education, transportation, and healthcare are of somewhat greater importance than football. Moreover, the only good jobs generated by these projects are in construction (permanent jobs tend to be few in number, seasonal, and low-paying) but these would also be provided through building apartments, clinics, or subways. Indeed, these projects may be the least efficient expenditure of public funds imaginable and one of the highest hypocrisies of the self-proclaimed laissez-faire thieves who run the country. 

Setting aside the fiscal foolishness of public support for this private enterprise, the city’s initial proposal also relied on a distorted view of the nature of large sports facilities and their capacity to add amenity to cities. A football stadium is not a neighborhood-friendly object but an industrial one and the criteria for siting such huge constructions resemble those for choosing a spot for a factory or power station (the proportions of which are perfectly reproduced in the stadium design proposed for the Jets). Receptacles for enormous numbers of people briefly gathered, stadia are assembly lines for intermittently pumping them in, pumping them full of beer, and pumping them out. 

Because of this industrial character, huge stadia have little to offer directly to viable neighborhoods, although their energy does have the potential to benefit places that cannot be used otherwise, are derelict, or lack a community in place to suffer any adverse impacts. Likewise, a stadium can add élan, jobs, and secondary commerce to neighborhoods that are struggling for economic help (as a number of European stadiums have done). On the Far West Side—a neighborhood at the point of booming, as recently reported in The New York Times, football or no—the stadium would clearly have been a liability, reinforcing the large-scale developer-driven urbanism favored by the administration and thwarting the more intimate grain that viable neighborhoods demand and deserve.

Although Mayor Michael R. Bloomberg, Deputy Mayor Daniel Doctoroff, and the rest of the anything-for-the-Olympics crowd insistently represented the Far West Side as the only viable possibility (until it was voted down), at least ten other sites in the city would be far more advantageous and suitable for such an infusion of energy and cash, assuming that any public contribution for the greater good can be more persuasively argued. One of these is Flushing and it may attract the Olympics yet. The odds, however, seem long for 2012, which suggests that there is time to consider additional sites for 2016, for the Jets, the Giants, and for the big public gatherings that are important to our collective life. Here are ten worth thinking about.
MICHAEL SORKIN IS AN ARCHITECT, CRITIC, AND DIRECTOR OF THE URBAN DESIGN PROGRAM AT CITY COLLEGE OF NEW YORK.

Legend

 

1. Hunts Point/Port Morris/Mott Haven, Bronx

A huge site adjacent to the Bruckner Expressway (from which cars could be directed to parking without hitting the city grid), astride the Amtrak line, close to the water, and easily served by both subways and Metro-North, seems to be all plusses. Not simply would construction be minimally disruptive, it would provide a strong symbol for neighborhoods that are among the city's poorest. The easy relationship with the athletic facilities on Randall's Island would also be a positive should the city win the Olympics. A second potential site in the same vicinity is the nearby intermodal railyard opposite Manhattan.

 

2. Yankee Stadium/Bronx Terminal Market

If Yankee Stadium is to be replaced on a nearby site while the house that Ruth built continues to host games, it is clear that the neighborhood has room for two stadia. Transportation is excellent, an infrastructure of bars and other support sites is profuse, and the prospect of the redevelopment of the Terminal Market and the Harlem River waterfront would add greatly to the area’s atmosphere. A football stadium could also help anchor the revival of the central Bronx from the Concourse to the Hub. In addition, the relationship between new baseball and football stadiums would make the neighborhood one of the premiere sports sites on the planet.

 

3. Sunnyside Yards, Queens

A superb place for a stadium! As the city presses ahead with plans to create a fourth commercial core around Queens Plaza (to join midtown and downtown Manhattan and downtown Brooklyn), a stadium could form a powerful centerpiece, especially if it accreted a series of additional uses, such as housing and big-box retail. Transportation is excellent and is projected to improve with the construction of a multi-modal station under the Queens Boulevard Viaduct. And with modest new construction, cars could be routed to parking directly from the LIE, parking that could also serve commuters into Manhattan. To be sure, additional costs would result from the need to build the stadium above the railyards but the payback in convenience and non-disruption of neighborhood life would more than compensate.

 

4. Brooklyn Navy Yard

Although this site has obvious access issues, they are not materially worse than those on the West Side and are more cheaply solved. Like a number of potential locations, this one could be made to work by improved water access, by special shuttles from surrounding subways on game day, and by direct access to parking from the BQE. The site commands marvelous views of the Manhattan skyline and the industrial character of the stadium would blend well with that of the Navy Yard.

 

5. Sunset Park/Bush Terminal, Brooklyn

The largely derelict waterfront between the Bush Terminal and the harbor, is an extremely tasty possibility. This is one of the last living industrial areas in the city—with over 33,000 jobs—and it could profit from what, in other circumstances, are negatives. The stadium’s own industrial character is compatible with existing uses which also support a population of potential sports fans. Moreover, a stadium could help save Sunset Park from the likely fate of Greenpoint under the city’s just announced re-zoning plans. Their implementation threatens existing neighborhood character both by their up-market, over-scaled ambitions for the waterfront as well as through a mixed-use policy that is likely to see remaining industry displaced by gentrification. The Sunset Stadium—combined with a planned park, nearby cruise ship terminal, recycling plant, and automobile port—could create unique synergies.

 

6. Hunters Point, Queens

Assuming that New York is not the winner of the 2012 Olympics, the site of the proposed Olympic Village at the mouth of Newtown Creek would be excellent. This generously scaled, unbuilt area would allow a stadium surrounded by housing and parks and could become a driver in the rehabilitation and remediation of the fetid Newtown Creek. Access is excellent, including all rail modes, water movement, and a possible direct link to the LIE and BQE. The site also enjoys the kind of elastic relationship to its surroundings that would allow such a huge facility to be both near enough for neighborhood access and far enough to be buffered against the risk of overwhelming what remains a relatively fine-textured community.

 

7. Flushing/Willets Point, Queens

Perhaps the most self-evident site of them all, this location next to the new Shea Stadium would plug into a tested area at the convergence of four freeways (perhaps the best served spot in the city for cars) and to the LIRR and subway stations already on site. Adding ferry service would benefit both the athletic complex as well as the burgeoning neighborhoods of Flushing and Corona. Which are now isolated from each other. The convergence of stadium building, buoyant neighborhood growth, the reclamation of the Flushing River, and the relocation of the Willets Point automobile shops (perhaps within the site, perhaps within the stadium) make this a slam-dunk (if you'll forgive the metaphor). And, nearby LaGuardia would again make sense of a team called the “Jets.”

 

8. Coney Island, Brooklyn

The revival of Coney Island has been announced for years but proceeds at a snail’s pace. Some hopeful signs: Keyspan Park, a minor league baseball stadium, is enjoying great success; the city has just completed a massive renovation of the Stilwell Avenue subway station; and use of the beach is on the rise. Moreover, Coney Island is a virtual synonym for urban recreation and locating the Stadium adjacent to Keyspan Park, Astroland, and the beach would take it to the next level of attraction, luring other sports, entertainment, and related uses. The nearby Belt Parkway and ample opportunities for water transport round out a very pretty picture. And what more logical neighbor for Nathan’s!

 

9. Fresh Kills, Staten Island

The closing of the municipal dump at Fresh Kills has been followed by a proposal for a park that takes a delicate, naturalizing view of our garbage Himalaya. But this landscape of industrial and residential waste is also ideal for a use that simply caps a portion of the site for stadium building and parking. There are obvious accessibility challenges but both the Staten Island and West Shore Expressways skirt the site, Arthur Kill provides passage for water transit, a disused rail line leads to the St. George Ferry Terminal, and a link to the Perth Amboy/Elizabeth branch of the New Jersey Transit line on the opposite shore is easily imagined. So too is a stadium that sits within and utilizes our municipal mountains.

 

10. Governors Island

Simultaneously unlikely and perfect, Governors Island currently languishes in indecision, awaiting its big idea. Perhaps it can accommodate two. The Island itself embodies two conditions: the original “natural” island as it existed until the beginning of the 20th century and its large southern extension, built from fill excavated during the construction of the IRT. By re-dividing the island into northern and southern islands, the historic northern half could become an extension of the space-challenged United Nations, the perfect site for the pursuits of peace. Appropriately isolated, the southern island would be a glorious and secure site for mass gatherings and big games. The challenge of getting there could also be turned to advantage. Unless a pedestrian bridge or tramway were built from Red Hook (not a completely illogical pair of possibilities), all access would be from the water. But this is less daunting than it otherwise seems. To begin, Governors Island is very close to both Manhattan—with its existing infrastructure of ferry terminals—and Brooklyn with its capacity to lead cars from the Battery Tunnel and the BQE or Gowanus Expressway directly to shore-side parking. Moreover, given that football is played on Sundays—when service on the huge Staten Island ferries is reduced—a dedicated boat or two making round trips from South Ferry could efficiently deliver very large numbers of people to the island in minutes. Finally, the proximity of the stadium to the Statue of Liberty raises the prospect of a view of that great symbol through the uprights of another, from the new Freedom Bowl, America’s stadium.

 

Stadium Scorecard

 

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Season’s Readings

Architectural publishers are a hyperactive bunchha reflection of the audience they serve, no question. with mountains of books signaling the arrival of a new season, we decided it was time to sort out the best.

The Pan Am Building and the Shattering of the Modernist Dream
Meredith L. Clausen,
MIT Press, $45.00 (hard)


The turmoil surrounding the redevelopment of the World Trade Center might seem unprecedented but Meredith Clausen reminds us that we've been here before. The history of the Pan Am Building at Park Avenue and 45th Street is as contentious as that of any building in Manhattan, involving celebrity architects, power-brokering, even death at the blade of a helicopter. This biography of a landmark proves to be a cautionary tale.

 

BBK
Various authors, BBkAmerica,
$1.49 each (paper)


Each book in this brand new collection of pocket-sized pamphlets is meant to be read in the time it takes to drink your morning coffee. At $1.49 each, they also cost less than the average lattt. But the content of the miniature volumes is weightier than might be expected: Each BBK contains an essay, short story, picture portfolio, or biography, some old and some new. Texts range from Jonathan Swift's 18th-century satire A Modest Proposal to Los Angeles Times critic Christopher Knight's essay on the planningof the Washington mall, The Mall in Peril.

 

The Modern Procession
Francis Alls
Public Art Fund, dist. by D.A.P., $24.95 (hard, including DVD)



The Museum of Modern Art's return to Manhattan left its temporary quarters in Queens nearly forgotten. This book recalls the journey organized in June 2002 by Belgian-born, Mexico-based artist Francis Alls designed to commemorate the original move to the outer borough. The procession, in which 200 participants shouldering replicas of some of MoMA's best known workssand artist Kiki Smithhmarched from West 53rd Street to Long Island City, is documented in images, text, and film.

 

  Nothing Less Than Literal
Mark Linder,
MIT Press, $40.00 (hard)


Mark Linder looks at the cross-pollination of ideas between minimalist artists and architects in the late 1960s. Examining writing by figures like Colin Rowe and Robert Smithson as well as the work of more recent architects like John Hejduk and Frank Gehry, Linder claims that, contrary to conventional wisdom, architecture preceded art in the development of the formal language of minimalism.

 

Brooklyn: New Style
Liz Farrelly
Booth-Clibborn Editions, $45.00(paper)


Brooklynites can be noisy in their preference for their borough, but this compendium of work by resident artists and designers of every stripe shows that there is plenty to boast about. The Architect's Newspaper's own art director Martin Perrin imposes order on the diverse and unruly nature of the work by organizing it by zip code, and intersperses descriptions of each artist and his or her work with photographs of the rooftops, streetscapes, train tracks, and waterfront that inspire it.

 

  Record Pictures: Photographs From the
Archives of the Institution of Civil Engineers
Michael Collins
Steidl/MACK, $50.00 (hard)


>Record picturess was the name given to the photographic accounts of civil engineering projects in the 19th century, and artist Michael Collins has gathered a series of these extraordinary images into a book of the same name. While the photographs of railways, bridges, and power stations have specific documentary concerns, one can see them as precursors to the precise typological studies of Bernd and Hilla Becher and the many students who emerged from their influential Dusseldorf school.

 

Cruelty & Utopia: Cities and Landscapes of Latin America
Eduardo Baez, Jean-Francois Lejeune
Princeton Architectural Press, $45.00 (paper)


This catalogue for an exhibition of the same name, held in 2003 at the International Center for Urbansim, Architecture, and Landscape in Brussels and organized by Jean-Francois Lejeune, tries to get at the contradictions in Latin American cities like Quito, Lima, and Mexico City by looking to their roots. From the overlay of the 1573 Law of the Indies on ancient Aztec cities to Le Corbusier's pleasure in Brazil's vibrant public sphere, the essays included in this book immerse readers in the complex development of urbanism in Latin America.

 

  Ornaments of the Metropolis:
Siegfried Kracauer and Modern Urban Culture
Henrik Reeh
MIT Press, $39.95 (hard)


Sigfried Kracauer's writings on cities have never been as well known as his film work, but reward a look. In this slim but dense book, Henrik Freeh analyzes the early essays and autobiographical novel of the architect turned social theorist and critic. He shows that, for Kracauer, ornament was not merely a pleasantly decorative addition to buildings and streets but central to the way each of us understands cities. Freeh's own photographs illustrate his text.

 

  Pioneers of Modern Design, From William
Morris to Walter Gropius
Nikolaus Pevsner; revised and expanded by Richard Weston
Yale University Press, $40.00 (hard)


If you only know Nikolaus Pevsner's 1936 book from one of its later black-and-white paperback Penguin editions, this new larger format book will come as a revelation. Pevsner was an early champion of modernism and contended that it was the only true and appropriate style for contemporary architecture. While theorists like Manfredo Tafuri and others have shown his argument to be oversimplified and limited, this new Yale edition supports Pevsner's stance with luscious color photography that makes it easy to understand why he believed a new world order was on the horizon.

Compiled by Deborah Grossberg, Anne Guiney, Philip Tidwell, and William Menking

 

The New International Style

Modern House Three
Raul Barreneche
Phaidon, $69.95 (hard)

The New Modern House
Will Jones
Princeton Architectural Press, $35.00 (paper)

Housey Housey: A Pattern Book
of Ideal Homes
Claire Melhuish and Pierre d'Avoine Architects
Black Dog Press, $39.95 (hard)

Call it the triumph of hope over experience. Architectural publishers continue to put out glossy modern house books promoting better, smarter ways of living, even as McMansion subdivisions metastasize the world's remaining open spaces. Yes, it's true: American-style tract houses are being as enthusiastically consumed by the rest of the world as Kentucky Fried Chicken and Britney Spears.

If there is good news, it's that the modern housee has also gone global. Modern House Three by New York writer Raul A. Barreneche and The New Modern House by London-based Will Jones show us residential architecture that's stylishly international in its concerns and referencesssomething Philip Johnson could never have imagined. Tellingly, two of the most intriguing examples featured in Modern House Three are in China. In the misty foothills of Qinlin, the Shanghai architect Ma Qing Yun has built a stately modernist box of concrete masonry and wood that reverently recalls Louis Kahn. Yet details like the local river stones set into the exterior walls and the interior of woven bamboo sheeting make this an architecture entirely of its place.

Bloembollenhof, a housing subdivision
in Vijfhuisen, Netherlands, designed by S333, brings together clean modern forms, simple materials (like wood panels and corrugated steel), and innovative planning.
Courtesy princeton architectural press

Meanwhile, in the countryside outside of Beijing and in sight of the Great Wall, Hong Kong architect Gary Chang has designed a house to serve the extraordinary vista. The striking timber-covered rectangular box, banded by large windows, is set on a tall concrete base. Inside, the main floor is a vast loftlike space with folding partition walls that can be configured in numerous ways. A hidden ladder pulls down from the ceiling for entry to the rooftop terrace, and pneumatically hinged trap doors in the floor open for access to sleeping quarters (accommodating up to 14 people), as well as a kitchen, bathrooms, storage, and a meditation chamber. Chang has radicalized the weekend house.

With only a few exceptions, the 33 dream houses profiled in Barreneche's insightful, handsomely designed coffee-table tome are the high-style showplaces of the design-conscious rich. By contrast, Will Jones' modest soft-cover book presents a more idiosyncratic collection, ranging from single-family residences to unbuilt concepts, prefab secondary homes to multifamily housing. Among the 40 projects featured are quirky examples like British architect Laurie Chetwood's Butterfly House in Surrey. Fashioned from cables, wires, fiber optics and sculptural metalwork, it depicts a caterpillar's metamorphosis. There's also Bloembollenhof, a housing estate in the Netherlands, designed by the Dutch firm S333 as an alternative to suburban sprawl. The firm devised four simple low-rise building types with gables, dormers, and skylights that can be variously arranged to create 52 different homes, from single dwellings to townhouse blocks. Constructed out of wood and corrugated steel, the buildings resemble farm structures. By massing them closely together, the architects have helped preserve the rural character of the surrounding landscape.

In Gary Chang's 2002 Suitcase House
in Badaling, near the Great Wall in China,
pneumatic hinges prop open trap doors that open to sleeping quarters below the floors.
Courtesy phaidon

Another perspective on the modern house is offered in Housey Housey by the Bombay-born British architect Pierre d'Avoine and his wife, architecture writer and ethnologist Clare Melhuish. Subtitled A Pattern Book of Ideal Homes, it is an assemblage of 23 housing plans, drawn from D'Avoine's 20 years of practice and research in residential design in Britain and abroad. While appealing and contemporary, these are not showy, mega-dollar projects. They are instead highly original responses to real-world building conditions, which should make them particularly useful to most architects. Take the prefab Piper Penthouses that were lifted onto the rooftop of a converted London apartment building by crane. Or the large two-story Invisible House neatly inserted into the former back garden of a suburban London house. So as not to disturb the views of neighbors, one of its floors was dug into the ground. NIMBYism, it seems, exists everywhere.

These three books demonstrate just how universal a language modern design has become. Let's hope more architects the world over can teach their clients, especially developers, to speak it.
Marisa Bartolucci lives in New York and writes about architecture, art, and culture.

 

Tschumi on Moneo

Theoretical Anxiety and Design Strategies in
the Work of Eight Contemporary Architects
Rafael Moneo
ACTAR/MIT Press, $39.95 (paper)

Rafael Moneo is a major figure in world architecture, at once a respected designer and an important influence in Spanish building culture. He is also an excellent teacher. His new book, Theoretical Anxieties and Architectural Strategies in the Work of Eight Contemporary Architects, is largely texts expanded from lectures given in the early- to mid-1990s at Harvard's GSD and Madrid's Circulo de Bellas Artes, and it keeps the livee feel of a master performance. His subject is an influential group of architects, all except one Pritzker Prize winners like himself. The result is an exacting but easy read that unfolds like a novel by Italo Calvino. In Calvino's Invisible Cities, the explorer describes dozens of cities but at the end confesses that they evoke a single topossVenice, the city he loves above all others. Moneo describes architecture similarly. This is his own perspective, but he elaborates architecture's nooks and crannies. But what view of architecture are we talking about here?

Could Moneo's Venicee be regional? Reading Theoretical Anxieties, I was reminded of an event in Barcelona nearly 20 years ago, where I was invited to introduce my first built project to an audience of architects. I talked about architecture and culture, film and literary criticism, establishing parallels and suggesting cross-fertilization among disciplines. At the end came outrage: No crossovers, please: Architecture is architecture, literature is literature, film is film!! To this day, the certainty of the audience puzzles me. Is architecture an absolute value that can be isolated from everything around it? To find out more, I read further in Moneo's book.

Moneo discusses each architect in turn, beginning with an introduction that explains the architect's intentions and concerns and then proceeding to a group of projects he considers exemplary of the designer's oeuvre. This structure works well, and the grainy black-and-white illustrations do not detract from the rhythm of the reading. He sets the tone in the first chapter on James Stirling: This book is about the architect's tools and forms. Stirling's tools are the section (in his early constructivist and 19th century industrial periodd) and the plan (in his later career, influenced by Corb's architectural promenade and Colin Rowe). Moneo characterizes Stirling's forms as a balance of massessachieved in a quasi-canonical mannerr when discussing the Leicester Engineering Building (1959963), which celebrates the meeting of the diagonal and the perimeter.. From the outset, Moneo's analysis is formal and compositional, at once praising the architectural landscape of the Stuttgart Staatsgalerie (1977783) and joining Rowe in lamenting its lack of facades.

Stirling rarely discussed theoretical concerns, but Robert Venturi and Aldo Rossi often did. Moneo excels in his analysis of these two figures. He not only describes their intentions with precision and clarity but, having lived through the ideologies of the era, can also assume a critical distance. Moneo's presentation of Rossi's view of typology as the embodiment of timelessness and permanence, and of type as a basis for temporal continuity, is accurate and insightful.

Moneo is less at ease in presenting Peter Eisenman's often far-ranging theories. He is more comfortable with formal analysis of Eisenman's work; he understands and reads with sensitivity and connoisseurship the frontality, shifts, intersections of planes, diagonals, rotations, and other devices that make up the architect's repertory. He confesses to being less impressed by [Eisenman's] sources of inspirationnincongruent, unnecessary borrowings from other fieldssthan by the skillful manipulation of formal proceedings.. Are these reservations symptomatic of Moneo's wish for a self-contained discipline of architecture? Or do they reflect his abiding view of architectural history as a history of forms, not concepts? (Later, commenting on Herzog & de Meuron, he writes that perhaps the only external field useful to architects is art.)

One of the elegant things about this book is Moneo's way of deconstructing how architects work. Would Frank Gehry recognize himself in Moneo's observation of Gehry's strategy of breaking apart the program, reshaping it through an elemental impulse, and searching for the appearance of immediacy? The description tells the reader as much about architectural strategy as about Gehry. Moneo convincingly differentiates Eisenman's and Gehry's attitudes toward representation, noting that if the first fetishizes traditions of graphic representation, the second fetishizes the more intuitive production of models. (Moneo is scathing about Gehry here: In the final analysis, to make architecture is to know how to make a model..) Although Moneo rarely discusses construction, he does mention Gehry's understanding of the American construction industry as well as the architect's avoidance of simulation, which Moneo associates with Eisenman and Venturi. But the formal takes precedence over the material in Moneo's comparison of Eisenman's Columbus Convention Center (1989993) to Gehry's Santa Monica Place Shopping Center (1980). Moneo never talks about the role of Los Angeles' climate on Gehry's early collaged materials, as opposed to the Swiss climate and its energy conservation laws on the continuous stucco surfaces he admires in Gehry's Vitra building, which he identifies as a new direction in the master's oeuvre.

Switzerland would have no architecture without insistence on materiality. Moneo correctly locates this interest in the work of Herzog & de Meuron, in which he observes, materials are what makes forms emerge.. But he again shows his desire to isolate architecture from construction. Because their work does not explicitly manipulate forms, he finds no personal gesturee in it. Here Moneo is limited by the fact that he discusses only works through the early 1990s. He perceptively characterizes their early work as a search for origins marked by fascination with the archaic, noting how they explore the formal potential of materialss in their Napa Valley winery or Swiss countryside projects. However, the book's scope precludes examining more recent, culturally informed projects in which surfaces and different components of architectural form provide receptacles for other, external influences. (Certainly Herzog & de Meuron's Tokyo Prada store of 2002 would have altered Moneo's view on their exploration of the archaic.)

This time restriction also limits his reading of Rem Koolhaas, whom he presents as a rigid anti-contextualist, for whom place doesn't matter.. This conclusion ignores the sophisticated dialogues that Koolhaas' recent buildings in Seattle, Berlin, Porto, and Chicago establish with the cultures in which they are located. Moneo is better at analyzing Koolhaas' individual projects than his overall project. For example, describing Koolhaas' stylistic mixings as cocktail architecturee is reductive, but elucidating Rem's flair for iconographic representations of programs, as in the Zeebrugge Ferry Terminal in Belgium (1989), makes for highly perceptive commentary. Given the writer's astute talent at establishing comparisons and parallels among different architects, I would have been interested in seeing a link developed between Rossi's view of type as a universal constant and Koolhaas' obsessive efforts to invent new typologies, which are never mentioned by Moneo.

Moneo's attention to architecture as architecturee finds its culmination in lvaro Siza's work. Perhaps because Siza's practice echoes Moneo's own cultural origins, it resonates throughout the book as a whole. Siza, Moneo writes, seems to want to tell us that he simply wants his architecture to reek' of architecture. And it is this aroma of architecture''or, if you wish, of what we understand as architectureethat we breathe in his works.. What in architecture reekss of architecture? Am I not religious enough to grasp it, or am I missinggor missing out onnsome attainable absolute value? Moneo revels in the formal operations of Siza's art, describing the Banco Pinto & Sotto Mayor (1971174) as an attempt to show architecture at its purest, devoid of phenomena and event.. Opposed to purely linguistic considerations,, it is a building that speaks of architecture and tries to offer the architectural experience in terms offits very essence: space in all purity, space without the limitations that use confines it to in buildings.. This is architecture in its most visual incarnation, an architecture of forms rather than ideas.

The exclusive view expressed in Theoretical Anxieties and Architectural Strategies begs a rhetorical question: In writing about literature and writers today, could one do so without examining the role of film, television, media, social politics, or theories of public and private space? Moneo's fundamental thesis about the arbitrary form at the very origin of our workk restricts architecture's terrain, leaving out issues of context and content. Yet within these preconceptions, few writers have addressed the territory with equal incisiveness or authoritative command. Hence the second question raised by this volume: How can an architect write well about his colleagues? Here Moneo's sharp insights and thorough research make for remarkable reading. But if there is a moment when Moneo's discerning commentary becomes outstanding, it is when he makes cross-comparisons among architects, establishing similarities, relations, and differences. It is at this point that Moneo is most potent and, to my mind, really talks about architectureewhich exists at the intersection of vastly different practicessby using these well-informed differences and adding information drawn from first-hand knowledge of the architects, their work, and his own. At this point Moneo moves beyond the common denominator of form to touch on the rich complexity of what architecture is. In the sense that architecture is between the lines, you have to read between the lines of this book. Bernard Tschumi is an architect in New York and Paris.

 

Guide to New York Guides

The Landmarks of New York: An Illustrated
Record of the City's Historic Buildings
Barbaralee Diamonstein-Spielvogel
Monacelli Press, $65.00 (hard)

City Secrets: New York City
Robert Kahn, editor
The Little Bookroom, $24.95 (hard)

Garden Guide: New York City
Nancy Berner and Susan Lowry
The Little Bookroom, $19.95 (paper)

Touring Gothamms Archaeological Past:
8 Self Guided walking Tours through New York City
Diana di Zerega Wall and Anne-Marie Cantwell
Yale University Press, $18.00 (paper)

City Art: New York's Percent for Art Program
Essay by Eleanor Heartney, introduction by Adam Gopnik
Merrell Publishers, $49.95 (paper)

The AIA Guide to New York by Elliot Wallinsky and Norval White was first published in 1967, but it remains the architecture guidebook to New York City against which all others must be measured. It is still the most comprehensive source on the city's architecture, primarily because it is one of the few to thoroughly survey all five boroughs, and includes more than 130 maps and 3,000 building images. Originally long and lean, it has gotten chunkier with each new edition. Its one drawback is that it is too bulky to be carried easily on walks. Also, it has not been revised since 2000 which means, for a city like New York, it's sure to have significant omissions.

A quick glance at the New York section of Urban Center Books makes it clear that many authors have tried to round out the picture.

In the armchair traveler category, the most satisfying new book is The Landmarks of New York by Barbaralee Diamonstein-Spielvogel, a leading landmarks advocate and former member of the New York City Landmarks Preservation Commission. The book is billed as the definitive history and guide to New York's most treasured structures,, although Robert A. M. Stern's three volumes on New York, published by Rizzoli, might also lay claim to this title. Landmarks of New York is a history of preservation in the city, and begins in 1831, when New Yorkers began to first fret that important buildings were being lost, and continues through the destruction of the World Trade Center. Along with every official landmarked building in the city, Diamonstein-Spielvogel includes many lesser-known but interesting examples, like the four Hunterfly Road Houses on Bergen Street in Brooklyn that were the center of an early black community in the 1830s.

There is also a growing number of idiosyncratic guides for locals who might think they know the city inside out. The pocket-sized City Secrets: New York compiles the favorite spots of writers, artists, filmmakers, architects, and others, presented with first-person reminiscences as well as directions and hours of public operation. There are many gems: Between the Enrico Caruso Museum in Brooklyn and the Capitol Fishing Tackle Company near the Chelsea Hotel, there is SOM's 1967 Marine Midland Bank in Lower Manhattan, accompanied by remarks from Richard Meier, who claims that with the exception of Frank Lloyd Wright's Guggenheim, the best works of architecture built in New York during the last half of the 20th century were the black buildings.. (The other two he cites are the Seagram Building and the CBS Building.)

Part of the same pocket-sized series is Nancy Berner and Susan Lowry's comprehensive Garden Guide: New York City. It features many little-known publicly accessible green spaces, such as the Lotus garden on the roof of a garage on West 91st Street, and community gardens like the Taqwa Community Farm and the Garden of Happiness, both in the Bronx.

The slim paperback Touring Gotham's Archaeological Past: 8 Self-Guided Walking Tours Through New York City is a guide to the city not only of today but of yesterday. It discusses Native American life here, the early development of the grid, and long-gone neighborhoods. It includes drawings of a 16th-century Dutch West India wind-powered sawmill and maps of the Lower Manhattan waterfront when it bumped up against Hanover Square. In a city that seems to change by the moment and quickly obscures its past, it is a pleasure to know what's under our feet as well as on the street.

Another often-overlooked feature of New York is its public art. City Art: New York's Percent for Art Program features the nearly 200 works of public art completed since the program's 1983 initiation. While many of these pieces are easily accessible, others are in obscure spots. With an introduction by New Yorker critic Adam Gopnik and an essay by art critic Eleanor Heartney, the book documents the work of several of the city's best known public artists and their experiences working for the city.

Kristen Jones and Andrew Ginzel's 1992 installation, Mnemonics, at Stuyvesant High School, featured in City Art.
Courtesy Merrell Publishers

These books are but a sampling of the range of New York City guidebooks, each with a strong point of view. While they contain many familiar landmarks and spaces, they also offer just enough that is new (or little-known) to allow you to see the city with the wide-open eyes of a tourist. William Menking is an editor at AN.

 

Singular pleasures

It's no secret that architects and designers are fantastic fetishists. Sensuous forms, hard details, or soft textures can be enough to arouse even the most mild-mannered among us. The greatest turn-on of all, though, might just be the monographhthose beautiful tomes that we love to possess, exhibit, and gaze at. Here are several recent publications that we found not only eye-popping but stimulating too.

Ando: Complete Works
Philip Jodidio
Taschen, $125.00 (hard)


Bruno Taut:
Alpine Architecture
Matthias Schirren
Prestel, $39.95 (hard)

David Adjaye: Houses
Peter Allison, ed.
Thames & Hudson, $45.00 (hard)


 

Emilio Ambasz:
A Technological Arcadia
Fulvio Irace, ed.
Skira, $70.00 (hard)

Event Cities 3: Concept vs. Context vs. Content
Bernard Tschumi
MIT Press, $35.00 (paper)

Joel Sanders: Writings and Projects
Joel Sanders
Monacelli Press, $40.00 (paper)

 

Nox: Machining
Architecture
Lars Spuybroek
Thames & Hudson, $49.95 (paper)

Peter Eisenman: Barefoot on
White-Hot Walls
Peter Noever, ed.
Hatje Cantz/D.A.P., $49.95 (paper)

The Charged Void:
Urbanism
Alison and Peter Smithson
Monicelli Press, $65.00 (hard)

 

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Emerging Voices
JEAN VONG

The Architectural League of New York has named its newest crop of Emerging Voices. Since its inception in 1982, the program has served as a coming out for architects and designers, giving promising new talents a platform to share their ideas and work. 2005's featured firms talk about beauty, vent pipes, blue trees, and asking whether or not a client actually needs a building.

March 17

Taryn Christoff
Martin Finio
Hadrian Predock
John Frane

6:30 p.m.
Scholastic Auditorium
557 Broadway

March 23

Claude Cormier
Douglas Reed
Gary Hilderbrand

6:30 p.m.
Urban Center
457 Madison Ave.

March 31

Pablo Castro
Jennifer Lee
John Ronan

6:30 p.m.
Urban Center
457 Madison Ave.

April 7

John Hartmann
Lauren Crahan
Zoltan Pali

6:30 p.m.
Urban Center
457 Madison Ave.

 

Christoff:Finio Architecture
Manhattan

Elizabeth Felicella

Taryn Christoff and Martin Finio founded their joint practice in 1999. The firm has since completed many New Yorkkarea projects at an intimate scale, including the Catherine Malandrino store (2004), the headquarters of the Heckscher Foundation for Children on the Upper East Side (2005), and a beach house in New Jersey (pictured below). Their design for an aquaculture center in Aalborg, Denmark (above), was included in the National Building Museum show Liquid Stone: New Architecture in Concrete.

While Taryn and I come from the culture of crafttit is part of our makeuppthe practice is evolving to the point where we want to test and even antagonize this sense of ourselves. Emerging technology interests us, but in the sense that we can use the formal possibilities of new modeling technologies to let us explore ways to make the world around us less familiar. It can make you question anew how buildings are built and how we live in them. We're interested in the way it compresses the line between drawing and the realities of fabrication, and while we haven't done as much of that yet, the promise is definitely there.

We don't put much focus on form-driven architecture but are looking for an architecture that works, solves the problems of the program, and looks good. We've also been called emergingg for a long time and are still evolving, so next year maybe our processes and work will be different. Martin Finio

 

Claude Cormier Architectes paysagistes
Montreal

Richard Barnes

Claude Cormier established his five-member landscape architecture firm in 1995. His work includes large-scale master plans for Montreal landmarks such as Place-des-Arts (2002) and Old Port (2000), urban plazas like Place Youville (pictured below), and small gardens such Blue Tree (above), an installation at the Cornerstone Festival of Architectural Gardens in Sonoma, California. Cormier is currently working on a project for the University of Quebec and an urban beach for Toronto.

Janet Rosenberg

Three elements we think are important: that each project make good, logical sense; that it is visually interesting; and that it has a sense of humor. Everything is so serious! There is never a break anywhere, ever. Sometimes it's not bad to surprise people and show a touch of one's sensibility. We use a lot of color, since there is room for it in the public, urban landscapes we typically work in. Of course, it must be done with an understanding of the space around it, and that is where the logical common sense comes in. Sometimes there is a furorrpeople say A tree is not blue!!?but conflict is not always bad. It can challenge one's sense of perception. Art does this, and so why can't landscapes? Claude Cormier

 

Freecell
Brooklyn

courtesy freecell

John Hartmann and Lauren Crahan founded Freecell in 1998 and were joined by associate Corey Yurkovich in 2002. Recent projects include MOISTscape, an installation at Henry Urbach Architecture (2004), Reconfiguring Space at Art in General (2003, pictured above), and Type A Studio (2004). The firm is working on a roof deck on the Lower East Side, a house in Florida, and a brownstone
renovation in Brooklyn. Both Hartmann and Crahan teach design studio at the New Jersey Institute of Technology.

Photography, painting, and drawing are important parts of the background of our work. We're fascinated with the lure of cities, even if we can't explain the appeal of certain objects in them. Taking hundreds or thousands of photographs of things we are drawn to is a way of discovering what those things are and why we like them; the pictures reveal color and form, or density and sparseness, and those qualities inevitably inform the architecture created.

When people ask how we choose the colors in our projects, I think of pictures of the incredible saturation of the orange-yellow glow of sodium halide lights on the street. We wouldn't mimic the light, but we can draw on that atmosphere and its quality for a project. The repetition of vent pipes on a building is also appealing, so the same type of repetition shows up in the book cave we did for Shortwave Bookstore [pictured above].

With drawing and painting, it is as simple as strengthening your ability to observe and concentrate. Something about forced concentration leads to a much more detailed knowledge of a thing, and that knowledge then becomes a part of you and the way you think and work. John Hartmann

 

OBRA Architects
Manhattan

courtesy obra architects

Pablo Castro and Jennifer Lee left Steven Holl Architects in 2000 to found OBRA. Recent projects include an exhibition at the Rhode Island School of Design entitled Architettura Povera (2004, pictured above) and the Tittot Glass Art Museum in Taipei, China (below). The firm is currently working on three projects in New York: Rockville Center Apartments, Motion Technology Manufacturing Facility and Offices, and a residence in Long Island designed with Steven Holl Architects. A house in San Juan, Argentina, will finish construction in late 2005.

For us, competitions are the engines that propel us forward. While we try not to do the same thing each time,
we are always interested in things like trees, running water, and people, which can take either metaphorical or actual form.

We all live in a technological age, and sometimes design seems to come down to choosing from a series of products. We try to address, subvert, and finally transcend that. We're interested in laser-cutting, but not as an objective in itself. We want to use it in a way that looks beyond the limitations of the technology itself, and towards its unpredictability. Since so many things can be homogenized by technology, we want to look at the potential of architecture to bring back a sense of identity.

Architecture is a living thing, a strange mirror that can bring us back to our own forgotten condition. Pablo Castro

 

Predock_Frane Architects
Santa Monica

courtesy predock_Frane architects

Hadrian Predock left his father Antoine Predock's firm in 2000 to start a practice with John Frane. The duo's work was included in the 2004 Venice Biennale, and current projects include the Central California Museum of History in Fresno, and two projects for Zen Buddhist groups: the Desert Hot Springs Zen Retreat in California (pictured above) and the Center of Gravity Foundation in northern New Mexico (below). They are also collaborating with the elder Predock on an inn at the French Laundry in Napa.

jason predock

We don't like the word contextualism, because it is such a codified and constrained term. So often, when people use it, they are just referring to other architectures. You have to ask What is context?? It can be the culture of the people or an artificial, imposed landscape as much as anything original. At the French Laundry, there is both the culture of Napa, and also [chef] Thomas Keller's conceptual approach and set of tools. In the Mojave Desert [Zen retreat], we are dealing with a set of positive and negative environmental forces. There is always wind and usually people try to block that force or funnel it awayyit is a negative. But you can also use it to elaborate the spatial sequences you are creating. We think you find deeper meanings and more intricacy when you start to think about all of these relationships and interactions.

As for our process, there are two parallel tracks, the pragmatic and the conceptual. You have to know how many bathrooms there should be, but you can also question the programmdo they even need a building?  John Frane and Hadrian Predock

 

Reed Hilderbrand landscape architecture
Boston

courtesy reed hilderbrand
landscape architecture

Douglas Reed founded his landscape architecture practice in 1993, and was joined by principal Gary Hilderbrand in 1997. Recent projects include the Children's Therapeutic garden in Wellesley, Massachusetts (pictured above) and Hither Lane, a private garden in East Hampton (below). The firm is currently working on several projects in the Boston and Somerville area, such as the waterfront near the New England Aquarium, a commission from Harvard University, and, with Tadao Ando, the Sterling and Francine Clark Art Institute in Williamstown.

We are increasingly working in brownfield sites, but while the term is a relatively new one, the idea is not. In the 19th century, Olmsted took abused parts of the city and made something extraordinary. We see ourselves as engaging
in a long tradition, but in contemporary terms and with contemporary expression.

In our work, we look for clarity, brevity, and simplicity. It is a process of reducing a complex series of elements to something apparently simple and serene, but not simplistic. To endow an urban site with those qualities is a big challenge, but I think a great thing. Some of these characteristics are really ancient things, and we aren't afraid of gestures that are emotive or mysterious.

We have always celebrated the richness of vegetation, and are interested in the expressive use of plants and grading as a medium to convey ideas.  Gary Hilderbrand

 

John Ronan Architect
Chicago

courtesy John Ronan Architect

John Ronan founded his solo practice in 1997. In 2004, he won the competition to design a 472,000-square-foot high school for Perth Amboy, New Jersey (pictured above, left), and completed an addition to the Akiba-Schechter Jewish Day School in Chicago's Hyde Park neighborhood. Current projects include a youth center for the South Shore Drill Team in Chicago (above, right), houses in Chicago and on Lake Michigan, and a residential conversion of the Yale Steam Laundry in Washington, DC.

I tend to work from reality backwardssI start off by asking what can I do with this?? instead of developing a notion, and then making that idea conform to what is already on the ground. That is a part of my interest in programmatic sustainability, or how buildings change and evolve over time. That often means designing spaces that can be manipulated by their users; the focus is on space over form. I start with spatial exploration, but material investigation also comes in very early in the process, and can have a truly generative role.

I think that one forges meaning through the interdependency of structure, materials, and space. At a certain point, the three come together, and you can't change one without changing the others.  John Ronan

 

SPF:a
Los Angeles

courtesy spf:a

Zoltan E. Pali established Pali and Associates in 1988, and in 1996 Jeffrey Stenfors and Judit Fekete joined Pali to found Stenfors, Pali, Fekete:architects, or SPF:a. The firm's recent work includes barn at the Sharpe House in Somis, California (2004, pictured above, left), and the Bluejay Way Residence in Los Angeles (2005, above, right). SPF:a is working with the Nederlander Organization on a project to restore Los Angeles' Greek Theater in Griffith Park and is transforming a warehouse into a charter school, also in L.A.

Some people want to wake up and reinvent architecture every Monday morning, but many of the results disappear pretty quickly. I'm not interested in being a formalist. Playing around with form is an un-objective way of going about design. I try to be as clear, concise, and objective as I can, so that it is not just my ideas that define a project, but what is there. I also enjoy the interaction with creative clients, and finding out what is in their heads.

I am much more interested in new materials and technologies and how you incorporate them into built structures for the betterment of the environment. That process is what generates the formmit comes from the way you choose to solve a problem. I always want to find beauty along the way. If I had to make a choice, I would sacrifice the new for beauty, since architecture is not about being the next new thing.  Zoltan Pali

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THE NEW, TRUE SPIRIT

Singular glories are a thing of the past, writes Andrew Yang. Architecture firmssbig and small, young and established, independent and corporateeare collaborating to create new design models, in project and in practice.

This past summer, Sir Richard Rogers arrived in New York, where his firm, Richard Rogers Partnership, had just been awarded a contract to redesign New York's East River Waterfront from Battery Park to the Lower East Sideea commission landed with SHoP Architects. We're not really about conquering,, he told The Architect's Newspaper at the time. We're more about collaboration.. Rogers, whose first major project was a collaboration with Renzo Piano to create the Centre Georges Pompidou, is echoing a level of openness that has helped his 30-year-old practice integrate its resources with the young upstart SHoP, an office that is less than ten years old and heavily influenced by new technologies.

As the competition for plum projects becomes more cut-throat, firms are increasingly taking less of a divide and conquer attitude, and opting for an approach that is more open to exchange and sharinggeverything from office space to design fees. Since the competition to design Ground Zero resulted in ber-teams like Steven Holl, Richard Meier, and Peter Eisenman; United Architects (UN Studio, Foreign Office Architects, Greg Lynn), and THINK (Frederic Schwartz, Rafael Viioly, Shigeru Ban), SHoP and Rogers is only one of many high-profile design teams that have emerged to take on large, complex public projects. When competing for large-scale urban redevelopment undertakings such as the High Line, the East River Waterfront, speculative projects for New York's Olympic bid, and others, pooling talent has become de rigueur, if not en vogue.

The idea that architecture is shaped by one all-powerful creative geniusssuch as the mighty hand of Corbbis slowly starting to dissipate as built realities become more complicated. While contributions to large projects have always necessitated a variety of different playerss structural engineers, architects of record, lighting specialists, interior designers, graphic design consultants, landscape architects, et ceteraanever before has the role of design lead been so open to interpretation by designers themselves.

Landscape designer Diana Balmori and architect Joel Sanders' collaborative design of the equestrian center for NYC2012 (top). Field Operations and Diller Scofidio + Renfro with Olafur Eliasson, Piet Oudolf, and Buro Happold's winning entry in the High Line competition (left).

The practice of stacking a team to include the expertise or profile required by a particular RFQ or RFP is nothing new. It's also common for firms with international work to bring on local partners to help realize projects in contexts with which they are unfamiliar. After winning the competition to design the new headquarters for The New York Times, Renzo Piano tapped Fox & Fowle Architects for its experience building skyscrapers in New York City (Fox & Fowle is behind many of the tall buildings in Times Square, including the Condd Nast Building, not far from The New York Times site). When the two firms started working together, the project really started over again,, explained Bruce Fowle. As the firm began to integrate Piano's design with the restraints of New York's Byzantine building codes, the design altered drastically. Along with other details, a dramatic cantilever in the base was eliminated in favor of a more realistic structure. Previously, many collaborative arrangements have seen one firm leading the others, and the others working in the service of the lead firm. The nature of collaborations might be shifting, however, with firms seeking collaborations not out of necessity but out of desire to enrich their own design processes and, ultimately, the final product.

Zaha Hadid Architects with Balmori Associates, Skidmore, Owings and Merrill, and Studio MDA's finalist design for the High Line competition (left).

When the firm Hardy Holzman Pfeiffer disbanded last summer after 37 years of practice, partner Hugh Hardy named his new venture H3 Hardy Collaboration. We're not making an exclusive practice of just working with other architects. We think of collaboration as a big idea,, said Hardy, who is working with Frank Gehry on a new theater for the Brooklyn Academy of Music cultural district, as well as entering into a competition with Enrique Norten for a new theater at Ground Zero. The collaboration involved with each projectteven when it's your own firm projecttinvolves everybodyyclients, consultantsseverybody..

The close circles of the architecture profession often dictate the many reciprocal relationships that now crowd the competition scene. While Ben van Berkel and Caroline Bos have built their practice, UN Studio, on a model of collaborations between various specialists for years, the United Architects team is one of the most visible and memorable collaborative efforts within recent years. The relationships among its membersswhich include New Yorkkbased designers Reiser+Umemoto and Kevin Kennon and Mikon von Gastel of the motion-graphics studio Imaginary Forcesshad been in place for many years when they all decided to participate in the WTC competition together. In our case, we were teaching and became friends, and slowly began to influence each other's work,, explained van Berkel. Some members of the group had met at a conference years ago that was organized by Jeffrey Kipnis at Ohio State University. There were heavy brainstorms of the quality of each other's work,, said van Berkel. The relationships were beginning to form. Nobody knew it at that time, but we called ourselves The Ohio Group.' We were invisible at the time..

Meanwhile, SHoP's partnership with Rogers' firm resulted from a simple cold call. According to Chris Sharples, one of the five partners of SHoP, the firm had wanted to go after the East River project, but did not have enough significant civic projects under its belt. SHoP had always wanted to work with Rogers. So they called London, and the rest is becoming history.

Regardless of how collaborations are formed, many architects are finding the experience rewarding. Since winning the job earlier this year, both SHoP and Rogers have learned to integrate their operations, despite the dramatic difference in each office's size. We've gained a tremendous amount of knowledge working with their team,, said Sharples. There's a lot in their partner structure that we'd like to integrate into our office in the futuree?for example, weekly directors' meetings (at Rogers, partners are titled directors) to review each other's projects.

The Arnhem Central Station by UN Studio and engineer Cecil Balmond

However, not all collaborative relationships are as rewarding and collegial as they may seem. There have been several reports that, within both the Holl/Meier/Eisenman and United Architects teams, one architect's vision eventually came to dominate that of the others. The issue of credit, too, is (as it's always been) a potential minefield, with participantssand perhaps more problematically, the mediaaeager to point out individual contributions. There's also the threat of one party running off with the commission, or controlling it to the extent that it can dump other collaboratorsssomething that architect Michael Sorkin unfortunately experienced when he teamed up with landscape architect Margie Ruddick for the Queens Plaza project earlier this year.

Landscape architect Diana Balmori, a finalist for the High Line competition, a team consisting of Zaha Hadid, Skidmore, Owings, and Merrill, and Studio MDA, warned that working relationships need to be carefully considered, and that collaborations often don't work the way they seem to. Speaking from her own experiences, she said, Right now, the model is very different than it was in the past [for landscape architects]. Collaboration didn't workkand doesn't work,, she said, since most collaborations come in the wake of a scramble for RFPs that doesn't allow the time for proper exchange. Teams are built for the sole purpose of assembling an image, and that really doesn't give you the time to put the different pieces together..

The High Line project, which was eventually awarded to the formidable team of Field Operations, Diller Scofidio + Renfro, Olafur Eliasson, Piet Oudolf, and Buro Happold, was heavily sought after by teams that consisted of not only structural engineers and landscape architects but also graphic designers, artists, and consultants for elevators, lighting, and historic preservation. The High Line was one of those rare cases, a very satisfying experience,, said Balmori. As a team, we were able to put the pieces together and start integrating something with much greater vision. The problem is, we lost the competition before we got to that part.. In the end, she reflected, the architecture remained totally by itself and we were never able to put it in the big image..

>

The New York Times headquarters has been a collaborative effort by Renzo Piano Building Workshop and Fox & Fowle Architects.

Image, however, might have everything to do with trend toward collaboration. Beyond the expectation of super-teams producing super-projects, a star-studded team is a marketer's (and developer's and politician's) dream. Never mind the actual results. A project could be considered a blockbuster on the basis of its cast alone (think of Ocean's Eleven).

A less skeptical reading of this trend, however, is the genuine interest that many architects express in expanding process and sharing ideas. The assembly of architects as a true union of peers is a heartening development in a field where a big ego is a survival tool and in a world that has not yet lost its taste for signature architecture. For some, eschewing the star vehicless of the past in favor of collaboration is the best expression of the balance of ideas that design should embody.

Since the High Line experience, Balmori has made a permanent commitment of sorts to working with architect Joel Sanders to pursue projects, an effort that has required reorganizing each office. Their first joint project was the design of an equestrian center for New York's Olympic bid. The alliance between a landscape architect and an architect is hardly unusual but this sustained and equal collaboration is telling of how Balmori and Sanders approach their work. They see contextthow a building fits into its surroundingssas a paramount concern and don't regard one aspect of a project as any more or less important than another.

Collaborations must be carefully considered, however. Because we're not a style-based practice, we're not trying to protect something or impose something on a project that doesn't want it,, said Sharples. If we were working with someone with a strong style, they would want to make sure that their style is in there.. They found a perfect match. According to Ivan Harbour, a director at Richard Rogers Partnership, Our approach is very fluiddit's not We want this, this, and this.''

This collaborative mode of practice may not be possible or even desirable for every projectt?I don't think you'll be putting together five architects to design an Alessi teapot,, joked van Berkel, who is working with engineer Cecil Balmond on the Arnhem Central Station. However, there is an increased demand and conscientiousness on the part of the client, according to van Berkel. Now we've noticed that clients are becoming more sophisticated. They have their own specialists, including marketing people,, said van Berkel. As long as they get a good product, he explained, they don't care about how many names they have to put on the press release..

This is really about creating ways to allow the profession to evolve,, said Sharples, who, along with his colleagues, set out as young architects to explore the feasibility of a decentralized five-way partnership. We're finding that [in larger projects], it requires a collective enterprise.. Given all the factors now at play in designntechnology, sustainability, contextualismmthe answer is rarely going to come from one place. And that's how architects have to sell themselves,, he said.  ANDREW YANG IS A CONTRIBUTOR TO AN, AND ALSO A WRITER FOR WALLPAPER, DWELL, AND THE NEW YORK TIMES

East River Waterfront Reclaimed

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How The Far West Side Will Be Won

What will it take to develop Far West Midtown? All sides agree on the need for more residential and commercial development, as well as improved transportation and open space. But how the pieces come together is the stuff of political brinkmanship. Laura Wolf-Powers puzzles it all together.

Here are the indispensable pieces of the Far West Side development puzzle: an expanded Jacob K. Javits Convention Center; the westward extension of the midtown business district; the new residential development the market is craving; usable open spaces that connect the city with Hudson River Park; the vitality and scalar integrity of the South Hell's Kitchen neighborhood.

Here's the piece with the uncomfortable fit: a stadium facility that anchors the city's bid for the 2012 Olympics, linked to a major transit investment, the extension of the #7 subway line. The Bloomberg administration, digging in its heels, says plans to transform the Far West Side will go nowhere without it. Its opponents argue that a stadium-free solution, one that relies on zoning changes and the Javits expansion to spur phased growth in the area, will promote better development at lower cost to taxpayers and with far less disruption to the existing city fabric.

This is the backdrop for the jigsaw of design and politics that is Far West Midtown. Three solutionssone by Cooper-Robertson Architects on behalf of the Department of City Planning, one by Meta Brunzema Architects endorsed by Manhattan Community Board 4 and a neighborhood-based coalition, the Hell's Kitchen/Hudson Yards Alliance (HKHYA), and a third by Robert Geddes, which is sponsored by the Newman Real Estate Institute at Baruch Collegeewould produce different urban environments for those who live and work in the district. Because of the fiscal as well as the design ramifications of the city's proposal, which may go forward as early as this month, the debate over Hudson Yards has mushroomed into a super- issue that engages elected officials and citywide planning groups as well as local residents, developers, and property owners. A season of political brinksmanship awaits them all.

The city's Hudson Yards Plan is ambitious and monumental, full of large buildings and sweeping gestures that embody City Planning Commissioner Amanda Burden's vow to get ahead of the curvee in anticipating and shaping new large-scale development. But this monumentality has also run the city's plan into trouble. Though it makes sense to place a large-footprint structure in what is already a super-block corridor from 30th to 34th streets between 7th Avenue and the river, the proposed stadium is so overwhelming as to diminish the quality of the streets and spaces that surround it, according to Rob Lane, director of design programs at the Regional Plan Association (RPA). [Though the plan does] a really good job of animating the base of the stadium,, he said, there is still a question of whether people can be comfortable in these spaces given their sheer walls.. The RPA dealt the city a blow in a report last week opposing the stadium on both design and fiscal grounds.>

The city's proposal to expand the Javits Center northward, blocking view corridors and waterfront access at 39th, 40th and 41st streets, has also drawn fire. But neighborhood groups are most upset about a rezoning of 10th and 11th avenues in the 30s, a move that would pave the way for a north-south wall of office towers that, with FARs of 24 or more, could result in buildings with as much as 2 million square feet, as high as 90 stories. The proposed rezoning is already a compromise: Under pressure, the city agreed to increase density only moderately in Hell's Kitchen east of 10th Avenue and maintain residential zoning in that part of the neighborhood.

 

Still, for the grassroots community group Hell's Kitchen Neighborhood Association (HKNA), the Cooper Robertson plan amounts to a template for uniform building mass, type, and program that would leave the community without the waterfront connection it has sought for so long, and choke out the residential and industrial uses that give the neighborhood its mixed, gutsy character.

Community responses to these concerns are expressed in Brunzema's scheme, a collaboration with planner Daniel Gutman. Brunzema, who lives and works in a five-story townhouse on West 35th Street, asserted, We see the neighborhood as a place with its own rhythm of scales and building programssnot a tabula rasa.. The plan adds only moderate density above 34th Street, putting most new bulk on the 34th Street east-west superblock, including the rail yards. (Both HKHYA and the city allow for about 40 million square feet of new development, though the community would prefer less).

To accomplish this, the HKHYA alternative excises the stadium from the western rail yards and expands the Javits Center southward in its stead. The plan accommodates desired development by allowing for residential and commercial towers atop the convention center extension, perched on the periphery of the building. A public park, on the rooftop amid the towers, provides a connection from the blocks to the east (also fully built-out commercially) through to the Hudson River. Critics have praised the plan's move to concentrate bulky new development on an east-west corridor that is already large in scale, and applauded its transformation of odd-shaped publicly owned sites into innovative, organic open spaces (including several abutting Lincoln Tunnel on-ramps). However, the idea of a 10-acre park on the roof of the south-expanding Javits has drawn skepticism. You would have these enormous towers meeting a vast open space without much relief in terms of massing,, said the RPA's Lane, who also points out that park users would have to ascend 32 feet from 11th Avenueeand 60 feet from Hudson River Parkkin order to access the space.

Brunzema's plan has a much simpler flaw in the eyes of the city: It rejects the stadium and the #7 extension, the official sine qua non for a new Far West Side. The city also maintains that, under the HKHYA-endorsed design, the Javits would lack needed contiguous floor space. The design is nonetheless a powerful statement of how Far West Midtown development could be more flexible and sensitive to context if City Hall's obsessionnthe stadiummwere removed from the mix.

A third alternative, a study sponsored by Newman Real Estate Institute at Baruch College, claims to let disputants have it all. This so-called dream scheme,, spearheaded by Robert Geddes, dean emeritus of the Princeton University School of Architecture, would demolish the existing Javits Center, reconnect the street grid to the river from 34th Street northward, and build an entirely new convention center on the superblock corridor, where it would cover both the eastern and western rail yards. According to architect Chuck Lauster, the newly appointed director of the Pergolis Gallery at the Newman Institute, both a sports stadium and up to 10 million square feet of office space could be built on the roof of the convention center. Advocates say that if city and state officials would jettison the Javitssa young building in good structural condition but an admitted eyesoreeNew York could have a waterfront greenway, high-density development potential, and a stadium all at once. Many view the Javits flipp as an outrageously expensive nonstarter, and the proposal does not prevent monolithic office development on 10th and 11th avenues. Nevertheless, stranger compromises have been struck in this town.

Far West Midtown's fate depends on the interface of design solutions with fiscal and political ones. RPA's opposition to the stadium has been damaging. Neighborhood activists now have powerful allies in West Side property owners, including Madison Square Garden owner James Dolan. But the city claims that if activists defeat the stadiummby persuading the State Assembly to block it or through litigationnthere will be no redevelopment, not even a rezoning of the area. A political observer close to the issue predicts a complete reshuffling of the deckk on the West Side if the city stops campaigning for a Manhattan stadium and sets its Olympic sights on Queens. In the aftermath of such a reshuffle, could former combatants sit across from one another and discuss the distribution of density, the role of east-west connectivity, the relationship of a city to a river? We may yet find out.  LAURA WOLF-POWERS teaches city and regional planning at Pratt.

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The Shipping News
 
 

As shipping containers begin to break out of Red Hook, Elizabeth, New Jersey, and the outer-borough rail yards that are their natural habitat, and show up on the Upper East Side's museum row, it is fair to ask: Why containers, and why now? The architectural zeitgeist has settled -- at least for the summer -- on the container as the building material of moment. In New York City, two projects are on display: Sean Godsell's Future Shack is currently in the garden of the Cooper-Hewitt National Design Museum, and LOT-EK's Mobile Dwelling Unit will open on July 1 in the Sculpture Court at the Whitney Museum of American Art. (Another container-based project, Adam Kalkin's Quik House, was installed this spring at Deitch Projects in SoHo as a part of the gallery's exhibition, Suburban House Kit. It closed on March 27.)

LOT-EK's Mobile Dwelling Unit (MDU) is the prototype of what the firm imagines could be a moveable living space that would plug into a purpose-made vertical infrastructure dock in cities around the world. The 40-foot container is fitted out with zones for sleeping, living, bathing, cooking, and working. Once it is lifted into place and attached to the hypothetical dock, each zone could slide out, creating a useable series of rooms. When the occupants want to go elsewhere, they could undock or replace individual zone modules so that the MDU's profile is once again that of a standard container, and move on.

Godsell's Future Shack represents a more Spartan approach to refitting a container for domestic uses than the MDU, but since it was conceived as a potential solution for housing refugees around the world, its rough and ready quality makes sense. The interior is clad with plywood sheets, and skylights provide interior light. A shed roof above the container is fitted with solar panels to provide electricity. Godsell had been working on the idea for several years, but since entering the Future Shack in the nonprofit group Architecture for Humanity's competition for housing refugees in Kosovo, the project has garnered notice and credibility.

Kalkin's first container project was actually a performance piece, but since then, he has moved closer to the unglamorous concerns of cheap housing. The tongue-in-cheek order form that accompanied his Deitch installation may have been the last gasp for the performative elements of his projects, because he says he is now developing ideas about containers as housing in Afghanistan.

These contemporaries clearly have some superficial similarities, but each seems to have used the shipping container as a vessel for decidedly different ideas. While Godsell's no-nonsense approach uses an abundant and inexpensive resource for its possibilities for speedy assembly and reasonably low cost to house people in need, Kalkin coyly references everything from Duschamp's multiples to 1950s ideas of modern living. Meanwhile, LOT-EK's Ada Tolla explained part of her and partner Giuseppe Lignano's fascination with shipping containers stems from the fact that they embody a much larger global system. "It is not just an object that sits," she said. "It has connotations of Asia and Africa, and the infrastructure behind this network. We try to transport that network and its systems into architecture."

The abundance of shipping containers is a byproduct of a trade imbalance that means that many more arrive in the United States than leaves. In and around New York, shipping containers are as numerous and unwanted as pigeons, with thousands arriving every year. The costs for their shippers to have them return, empty, runs up to $9000which is not much less than the cost of buying them. From the windows of the PATH train to Newark, one can see yards with countless multi-colored containers stacked high, waiting for freight that may never arrive. This glut has made them fairly cheap to buy: Depending on condition, a basic model begins at about $2,000.

People have been using shipping containers for things other than storage for a long time now -- without the help of architects, thank you very much. The yard on the outskirts of Newark periodically doubles as an unofficial homeless shelter. An auto body shop in Williamsburg uses several containers to house everything from spare parts and offices to a pair of understandably irritable Rottweilers who guard the lot at night. Seabox.com, the website of a container manufacturing and outfitting firm in East Riverton, New Jersey, shows pictures of containers tricked out as a shed with aluminum siding and Palladian windows, and in one truly impressive case, a mobile home for an elephant.

Circus animals, guard dogs, and monkey wrenches are no longer the only ones to enjoy such accommodations though. Beyond LOT-EK, Godsell, and Kalkin, firms including Jones, Partners: Architects, Jennifer Siegal's Office of Mobile Design, and even typically mild-mannered Fox & Fowle have developed proposalssand in Siegal's case, actually builttfor projects ranging from single-family houses to large-scale, multi-unit developments. While Jones and Siegal have both used the boxes as the basis for prefabricated houses, Fox & Fowle's award-winning entry to a Boston Society of Architects ideas competition sketches out a development of 351 live/work units on a 18.5 acre brownfield site in Gloucester, Massachusetts. The plan is still more of a conceptual exercise than anything at this point, according to lead architect Mark Strauss. Strauss says that he chose containers as the building block because of their structural qualities and the chance to address the problem of their abundance.

From a material standpoint, it is easy to see why the homely shipping container has seduced so many architects. They have a steel framework that is not compromised when several are stacked up, and steel or aluminum cladding that can be modified or stripped away fairly easily. Containers are often insulated and waterproof, and come with wooden floors. There are international size standards, with the most typical modules being 8 feet wide, 8 feet and 6 inches high, and 20 feet long.

The London-based real estate development and management firm Urban Space Management has demonstrated the practical and urbanistic potential of container-based buildings in Container City on Trinity Wharf in the Docklands. In creating artists' live/work spaces, they found the cost to construct a new building would have amounted to 120 per square foottabout three times what artists typically pay for studio space. Containers were an affordable and structurally efficient alternative. The first Container City, completed in 2000, was so successful that two others have followed.

According to both Ada Tolla and Mark Strauss, the short answer to the question of shipping container's sudden appearance in the spotlight is a straightforward one: Because they are there, and there are so many of them. Their long answers are more complex (and very different) but also suggest that shipping containers, because of the variety of ways architects (and people) approach them, may not always be relegated to their rusty piles along the waterfront.