While everyone was distracted by Monday's BIG news on the High Line, SHoP unveiled a three-tower complex on the waterfront in Long Island City, Queens. The tallest tower, at 45-40 Vernon Boulevard, will be 28 stories, with 296 residential units. The three towers will ring the Anable Basin, a human-made inlet off of the East river. The towers will sit ten blocks northeast of SHoP's Hunters Point South, a two-building, 900-unit development with 20,000 square feet of retail, where tenants love Airbnb-ing their taxpayer-subsidized pads. The development is part of a master plan to revive the Anable Basin (also known at the Eleventh Street Basin), site of the former Pepsi-Cola bottling plant, with public waterfront access and a refurbished pier. The towers, real estate blog 6sqft reports, will mostly replace the current building on site, 69,550 square foot Paragon Paint Factory, now defunct. The site, currently zoned for manufacturing, will require a zoning variance to build residential. There will also need to be environmental remediation performed on the land. The tallest, central tower partially cannibalizes the rear of the factory, rising into a decidedly non-industrial 300-foot-tall glass wall. Future residents will have expansive views of Manhattan and the East River. The two smaller towers, at 45-24 Vernon Boulevard and along 45th Road, will be copper clad at the base with angled windows on the upper stories to maximize views of the cityscape. The towers will rise 14 stories and eight stories, respectively. No word yet on the project's groundbreaking or expected completion date.
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Monday night in the garden of Nolita’s Elizabeth Street Gallery, the New York–based arts organization BOFFO held its annual Narcissists’ Ball, a Spring benefit in support of art, fashion, and design. SHoP Architects was honored in the "Architecture" category, and Martino Stierli, Philip Johnson Chief Curator of Architecture and Design at the Museum of Modern Art, gave a speech to acknowledge their work. Stierli spoke of SHoP’s winning MoMA/PS1 Young Architects Program (YAP) entry, Dunescape. The 2000 installation made them the first in a line of elite New York architects to get a boost from YAP. “From a relatively small and unknown practice, SHoP Architects in the meantime has transformed into one of the key players in the New York architectural scene,” Stierli said of the architects, “They have not only pioneered next-generation fabrication techniques based on digital algorithms that have produced beautiful surface textures and highly innovative facade designs, but have also contributed urbanist projects that have helped to rethink how space in this city can be better organized formally as well as socially." The BOFFO organization is rising fast in the New York arts community, and it has pioneered architectural collaboration with the Building Fashion series, a collaboration between fashion designers and up-and-coming architects, resulting in some of the most exciting pop-up stores in the city. They have featured architects such as Bittertang, Neihauser + Valle, Marc Fornes, and Snarkitecture.
Even in a city like Miami, this twisting, LED-emblazoned tower seems a bit over the top. The curious 633-foot structure, called the Miami Innovation Tower, is the work of SHoP Architects, a firm known for adventurous designs, from the Barclays Center in Brooklyn to skinny supertall skyscrapers in Manhattan. But even with that reputation, this one takes us by surprise. The Miami Herald reported that the tower is part of developer Michael Simkins' plan for a four-block scheme to be called the "Miami Innovation District." The massive complex would sit between Miami's booming downtown and Overtown, which the Herald noted is one of the poorest parts of the city. Last week, SHoP reportedly submitted plans to the city for the Innovation District. But let's circle back to that twisting tower for a second. The basics: it has three sides, each of which can sport a digital sign up to 30,000 square feet. These massive walls will be put to good use, flashing 24 hours a day, seven days a week. There are also two more billboards on the tower's podium. So, to recap, in total, the Miami Innovation Tower is poised to include two acres of advertisements. Along with this advertising acreage, the tower will also have lounges, restaurants, gardens, plazas, and observation decks. In a statement to the Herald, Simkins said: “The iconic tower will elevate the city’s brand on a global level, enhance the city skyline, and complement and enhance the surrounding community." That could be true, if by "enhance the surrounding community" you mean flash glowing ads around the clock. The tower definitely has some hurdles to pass before its billboards are switched on, but Simkins' vision might actually happen. "Miami’s zoning administrator gave [Simkin's] Miami Innovation Tower plans a nod in March 2014, and in December the developer signed a covenant with the executive director of the redevelopment agency, which has to sign off on his sign application because it lies within the agency’s boundaries," reported the Herald. While the project will surely be controversial (the non-profit Scenic Miami has already said it is "appalled, truly appalled" by the plans), large-scale digital ads are not new to Miami. Just ask the dancing LED woman on the side of the Intercontinental Hotel (below). https://youtu.be/ic7mJtOQLr4
As AN has been reporting for a while now, it's all systems go for the long-stalled Domino Sugar Factory redevelopment on the Brooklyn waterfront. Crews have been demolishing old structures on the site for months, and today we got word that the developer, Two Trees, is breaking ground on the massive project's first residential building: a 16-story, 500-unit rental building designed by SHoP, which is designing the entire project. In a press release, the developer noted that "approximately 105" of the 500 units will be designated as affordable. With news of the groundbreaking also comes a new rendering of the building that gives us a better sense of its design. While its overall form appears to be roughly the same, with terraces that create a cascading effect, its materials have clearly changed. Atop a masonry podium, SHoP said the building will be clad in industrial materials like zinc and copper. The building is slated to be completed in 2017. Two Trees also announced that it's starting to repair the site's waterfront pier to accommodate an upcoming 5-plus acre public park designed by James Corner Field Operations. This prep work is expected to take between 12 and 18 months.
SHoP Architects has racked up another major project in Brooklyn. The firm behind the Barclays Center and the Domino Sugar Factory redevelopment, is designing Brooklyn’s newest, tallest tower. NY YIMBY spotted building permits for 340 Flatbush Avenue Extension in Downtown Brooklyn, where the firm’s 775-foot-tall, 495-unit building will rise. SHoP's high-rise will top Brooklyn's current tallest tower—388 Bridge Street—by about 200 feet, but its reign at the top could be brief. In June, the New York Times reported that enough air rights could be picked up on the same block as the SHoP tower—at the site of Junior's Cheesecake—to build a 1,000-foot-tall tower. There are no renderings for SHoP’s project just yet, but it will likely be a major improvement for Downtown Brooklyn's skyline, which is quickly filling-up with generic glass towers.
Today New York City Department of City Planning certified the application for Two Trees' major redevelopment plans for the iconic Domino Sugar Factory site along the Williamsburg waterfront in Brooklyn, marking the start of the six-month public review process. Two Trees purchased the 11-acre property from developer CPC Resources, and is seeking to bump up the height of the buildings from the previously approved plan of 3.1 million square feet of space to 3.3 million square feet, add 500,000 square feet of office space, and dramatically increase the amount of open space. The developer enlisted SHoP Architects to design the plan. Last March, the developer unveiled their plans, which included a series flashy doughnut-shaped towers.
After a decade-long wait, construction commenced in late July on a pair of conjoined rental towers designed by SHoP Architects on an empty parcel on First Avenue between 35th and 36th Streets. The New York Times reported that the two copper buildings, consisting of 800 units and reaching up to 49 and 40 stories, will be connected by a sky bridge. The luxury development will boast high-end amenities and facilities such as indoor lap pool, rooftop deck with infinity pool, fitness center, squash court, and film screening room. These dancing towers will be a visual departure for this area around Turtle Bay, which is home to a cluster of hospitals and medical centers and bereft of much new contemporary architecture. Vishaan Chakrabarti, a partner at SHoP Architects, told the Times that the copper veiled facades were inspired from Richard Serra's twisted sheet metal sculptures. Also in the works is a privately-operated park and an elementary school if City Planning gives the developer JDS Development the green light. The construction site flooded during Hurricane Sandy, so now the two buildings are being prepped for future storms. JDS Development said they are planning on placing mechanicals above grade, and considering floodgates and backup generators.
JDS Development purchased the roughly one-acre parcel from developer Sheldon H. Solow who had originally tapped Richard Meier and Skidmore Owings & Merrill to design 7 towers on this sprawling 9.2-acre site.The development is expected to be completed by early 2016.
Los Angeles architects develop their own speculative residential projects
As real estate prices continue to climb, Los Angeles’s notoriously slow and combative building approval process shows no signs of letting up. In response, a growing set of L.A.-area architects have begun to embrace the idea of developing their own projects in-house as a way of taking charge of—and ultimately, profiting from—the production of architecture. L.A. and New York City-based FreelandBuck, for example, recently completed work on a 2,200-square-foot speculative house in L.A.’s Mount Washington neighborhood. FreelandBuck partnered with L.A.-based developer Urbanite Homes for the hillside project, which contains a rental income–producing Accessory Dwelling Unit to make the hefty price point more palatable to potential buyers. According to the architects, the development partnership provided some wiggle room on the design that might not have been possible had they been hired as conventional designers. As a result, the architects were able to take risks with materiality by wrapping the four-story building in decontextualized board-and-batten siding. The freedom extended to the interiors of the home as well, where the ground floor areas are carved up into a series of discrete and complimentary rooms. This envelope-pushing effort is mirrored nearby in the hills above Highland Park, where John Southern, principal at Urban Operations, has developed a handful of speculative single-family homes that encapsulate the architect’s form-forward design aesthetic. A 2,400-square-foot residence at 4752 Baltimore is designed around staggered floor plates in order to maximize outdoor space on the tight hillside lot. The downslope-facing house skews in elevation to best align with the site’s winning views, which are matched by large format skylights. The architect-led development not only yields a more formally interesting home, but also creates opportunities for the designer to imbue what would normally be a hurried, one-size-fits-all commission with lightness, generously proportioned rooms, and interlocking spaces. Workplays Studio* Architecture, on the other hand, wears the hybrid architect-developer hat in order to create a live/work unit that acts as “an experiment in living on commercial corridors.” For their Pico Live/Work project, the architects added a single-family residence above an existing storefront. By linking the two levels with a courtyard entry and positioning a street-facing workshop in opposition to the home, the project approaches an alternative to conventional mixed-use development as it is normally practiced in the region. Not only that, but the design is developed at a project scale modest enough to be undertaken by a small team, a far cry from the anonymous, big-block developments that have drawn so much community ire in recent years.
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The aptly named American Copper Buildings, two copper-clad towers designed by SHoP Architects on Manhattan’s First Avenue between East 35th and 36th Streets, rise to 48 and 41 stories respectively. The two towers, “bent” in the middle, are linked by the first new sky bridge in New York City in more than 80 years.
The panels that give the buildings their name are made with a copper composite that includes a fire-retardant core layer and a stainless-steel backing. The facade system is a unitized aluminum frame mounted to the buildings’ slab edges. When asked about the material choice, Ayumi Sugiyama, director of cultural projects at SHoP, told AN, “We love our ‘live’ materials at SHoP, using metals that continue to oxidize and have an evolving appearance and where the oxidation of the material protects or preserves itself.” The project team considered many metal alloys for the towers but chose copper because of its transition over time from a bright, shiny material into a darker brown finish and finally to a green patina. “It’s a material New Yorkers are familiar with—we see it on our Statue of Liberty and the roofs of iconic buildings such as the Woolworth Building,” said Sugiyama. Along with the richness and patina of the copper, SHoP aimed to create a facade that used texture and variation to accentuate the form of the buildings. The firm did this by staggering the patterns of the panels emanating from the sky bridge. The overall pattern seems complex at first glance, however, the system was standardized for ease of fabrication and installation. Each unit used one of four typical window sizes. The sky bridge itself, a 100-foot-long, three-story structure, is clad in glass with an aluminum mesh interlayer. The mesh fabric is a contrast from the copper of the two towers and seems opaque from the exterior. The aluminum finish faces the exterior, while the interior is painted black and visually recedes, allowing for views of the city. The fabric interlayer also improves thermal performance by reducing solar gain.
Rejoice, lovers of landscape architecture, because the American Society of Landscape Architects (ASLA) has published their 2018 ASLA Professional Awards and awarded their top honors to projects across the U.S. and Canada. The Michael Van Valkenburgh Associates–designed Brooklyn Bridge Park, a project twenty years in the making but closing in on the finish line, took home the Award of Excellence in the General Design category. The transformation of a formerly-industrial landscape into a leisure-oriented waterfront park that simultaneously knits together formerly disconnected communities paved the way for an entire generation of similar projects. Ross Barney Architects and Sasaki’s revitalization of the Chicago Riverwalk, another urban landscape project that has been heavily lauded in the past, was recognized with a General Design Honor award. The ASLA chose a wide variety of winners this year. West 8 Urban Design & Landscape Architecture’s master planning and landscaping of the Main Fountain Garden at the Longwood Gardens was honored alongside a culturally sensitive native cemetery in Nunavut, Canada, and an international sculpture center in the grasslands of Fishtail, Montana. In the Residential Design category, the Word + Carr Design Group’s Balcones Residence in Austin, Texas, received the Award of Excellence. The landscape balances positive and negative space and creates a dialogue with the house’s boxy, concrete forms while requiring little maintenance. The top prize in the Analysis and Planning category went to A Colorado Legacy: I-25 Conservation Corridor Master Plan, a master plan by the Design Workshop - Aspen which created a strategic vision for a 17-mile-long stretch of Interstate 25. Other than offering solutions to the urban sprawl surrounding the interstate, the plan serves strategies for preserving up to 100,000 acres of open space while promoting sensible development. Three projects received Honor awards in the Research category, each tackling resiliency in one form or another. The University of Pennsylvania’s interactive Atlas for the End of the World - Atlas for the Beginning of the Anthropocene tracks the decline of biodiversity worldwide as conservation clashes with development and climate change; Mahan Rykiel Associates tracked the 1.5 million cubic yards of sediment dredged from Baltimore Harbor in Design with Dredge: Resilient Landscape Infrastructure in the Chesapeake Bay; and Ayers Saint Gross explored sustainability strategies for the National Aquarium in Baltimore with their Urban Aquatic Health: Integrating New Technologies and Resiliency into Floating Wetlands project. In the Communications category, the Landscape Architecture Section, Knowlton School, The Ohio State University took the Award of Excellence for their free, online library of historical landscapes. The database, 100 Years of Landscape Architecture at The Ohio State University, offers virtual tours of historical and contemporary landscapes around the world, inlcuding in virtual reality, and is meant to serve as both a teaching and landscape architecture recruiting tool. Last but certainly not least, Design Workshop received the Landmark Award for their From Weapons to Wildlife: The Rocky Mountain Arsenal National Wildlife Refuge Comprehensive Management Plan. The ambitious plan demonstrates how a 17,000-acre Superfund site could be converted into one of the country’s largest urban wildlife refuges. Now in its third phase, the plan was put into implantation in 1992 as the U.S. government and Shell struggled to remediate what was once a testing ground for biological and chemical weapons. A full list of this year’s Professional Award winners is available here. No less important are the recently announced 2018 ASLA Student Awards, available here.
The Most Ambitious Crossover Event in History
Marvel Architects converts a 200-year-old school into upscale condos
This Federalist-style four-story building across the street from the Basilica of St. Patrick’s Old Cathedral was the church’s former school and convent for nearly 200 years. Built in 1826 to replace an orphanage and parochial school founded in 1822, Old St. Patrick’s Cathedral School educated generations of locals and immigrants (including Martin Scorsese; according to a New York Times article he “struggled under the merciless ministrations of the Sisters of Mercy”) before closing in 2010. In 2014, the archdiocese sold it to Hamlin Ventures and Time Equities, who hired Marvel Architects to design the Residences at Prince, a seven-unit condo attached to a 6,100-square-foot space still retained by the church for its offices and community space. Because the structure is a landmark, the exterior elements—namely the windows—were restored. “Integrating glass into [the] historic facade, we supported the architect to update the aesthetic,” said Spencer Culhane, building envelope specialist at Schüco. Preservation consultant Higgins Quasebarth & Partners and Marvel completed the restoration using two styles of windows since the building was built in two different time periods. “The new wood window sashes are shop painted with a durable finish to provide a long-term protected finish,” said Nebil Gokcebay, associate at Marvel. In the interior courtyard, new expanses of glaze and thermally broken windows were installed. Having undergone numerous revisions, the south-facing 200-year old facade is patched up by bricks that fill up what were previously windows. This playful window arrangement (lower level windows occupied by the church are opaque) inspired the new north facade. A similar asymmetrical composition was made with Schüco’s AWS windows throughout. “Between the design starting point and in contrast to the historic double-hung windows in a pre-Civil War wall, we developed an all-glass vocabulary,” said Jonathan J. Marvel, principal at Marvel. Architect: Marvel Architects Location: New York City Codevelopers: Hamlin Ventures and Time Equities Contractor and Fabricator: TRU Architectural Historic Preservation Consultant: Higgins Quasebarth & Partners Facade Windows: Kolbe Windows & Doors Courtyard Glazing System: Guardian Glass Courtyard Glass and Window Systems: Schüco
Keeping Up A-Pier-Ances
SHoP and Field Operations bring a mall, public space, and balloons to Lower Manhattan
As SHoP Architects and the Howard Hughes Corporation continue to put the finishing touches on Pier 17, AN took a behind-the-scenes look at the Manhattan seaport’s reinterpretation of the big-box mall and the massive rooftop gathering space above. The 300,000-square-foot mall and public space has been under construction since 2013 and has undergone several design tweaks since its original presentation before the Landmarks Preservation Commission (LPC). The proposed glass pergola on the roof has been cut, as has the lawn shown in earlier renderings. The roof is now covered in pavers and designed for flexibility; the planters are modular and can be moved to accommodate larger crowds, and a freight elevator allows food trucks onto the roof directly from the adjacent FDR parkway. According to Howard Hughes, the roof can accommodate up to 3,400 (standing) guests. SHoP took suggestions from the LPC and surrounding community into account when linking Pier 17 with the surrounding waterfront and in their decision to wrap the East River Esplanade around the building. The Esplanade extends into the interior of the first floor, as the building’s base is wrapped in double-height glass doors that can be fully raised if weather permits. The restaurant and retail sections have been reimagined as two-story 'buildings', separate from but still attached to the main structure and aligned on a grid that preserves views of the Brooklyn Bridge and surrounding skyline. SHoP has clad each building-within-a-building in materials that correspond to the area’s nautical heritage, including sustainably harvested tropical hardwood, corrugated zinc sheets, and overlapping zinc tiles. Howard Hughes has already locked down several big-name anchor tenants for Pier 17, including a two-floor restaurant from David Chang and upper-floor office space and a green room for ESPN. Outside, SHoP has collaborated with James Corner Field Operations for the landscaping and furniture, and global firm Woods Bagot has designed the Heineken pavilions. Visitors looking to soak in views of Brooklyn will also find a bar and lounge on the eastern side of the building in the shadows of artist Geronimo’s massive multicolored balloon sculpture. Her creative process is documented in the video below: The top half of Pier 17 has been clad in vertical panes of foggy green-gray channel glass, which rises and falls as it wraps around, in reference to the passing East River below. Some of the crazier renderings have shown the building’s upper floors lit up in technicolor at night, and internet-connected color-changing lights have been embedded in the facade. The public can experience Pier 17’s rooftop when it opens to the public on July 28, complete with an accompanying concert series.