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Retail Reality at WTC
Westfield will partner with the Port to lease the podium of Tower Three. (Coutesy Silverstien) The Westfield Group made it official yesterday: They will be curating the 450,000 square feet of retail space at the World Trade Center, the New York Post reported. The group made a $93 million payment to the Port Authority toward the $612.5 million deal that will bring retail to the podia of Towers Four and Three, the transportation hub, and along Church & Dey streets. If all goes as planned, an additional 90,000 square feet will be added in Tower Two as well, but first an anchor tenant for Tower Three seems to be the most pressing bit of unmet business.
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Report Live from Megaprojects Conference
AN was live blogging from the Megaprojects Conference at the McGraw Hill Conference Center on May 11. The conference/symposium, sponsored by Columbia University's Center for Urban Real Estate, took a close look at a few of New York's biggest real estate projects. The World Trade Center, Hudson Yards, and Times Square. London's Docklands was also discussed. 5:00PM The panel from Hudson Yards was the last up at today’s conference, though Related’s Stephen Ross, who sat on an earlier panel was no longer in the house. Oxford Properties’ Dean Shapiro estimated that the project would be completed over the course of two economic cycles. MTA’s real estate director Jeffrey Rosen once again echoed the Port Authority transit theme with “Our paramount concern is running the rail road.” Rosen said that flexibility needs to be a part of any plan, adding that the High Line was not even on the radar when Hudson Yards planning began. As a result the project’s anchor tenant was a luxury fashion company.“Who would’ve thought that this would become Meatpacking North,” he said. Vishaan Chakrabarti who opened the conference with the statement, “Cities can cure many of the world’s ills” closed the session by explaining how and why. He said major private investment needed to be paired with greater public flexibility and more investment at the federal level. He added that a more nimble public process (that's you, ULURP) needed to be figured out. “We’re taking too long to build these kind of projects,” he said. But then he zeroed in on the major plus of the megaprojects. “They can address the alarming rate of suburbanization,” he said. “The only way to mitigate that is far denser urbanization with transportation.” 3:30PM The panel on the World Trade Center, which followed Foye’s keynote, in many ways reinforced some of the PA director’s major themes, with Rafael Pelli saying that the World Trade Center remains the predominant model for megaprojects worldwide because of the manner in which it integrates transportation. Indeed, when the Londoners took to the stage most of their megaprojects centered around if not literally sitting on top of rails. Canary Wharf features the Foster-designed Jubilee Line. Two projects presented by the British panel were based in the Earls Court residential district, with Capital and Counties Properties' $12 billion mixed-use project skirting a major rail line. Terry Farrell and Partner’s project is building a park straight over rails, which made for a nice segue into the Hudson Yards panel that will wrap up the conference. Sassen’s comment on London’s “adorably flat” qualities resurfaced  as the panel agreed that while that may be true, for now, projects like Farrell’s will likely bump up the density. With density issues prevalent, all agreed London will grow higher. 2:00PM In his remarks this afternoon, Port Authority Executive Director Patrick Foye reiterated the Port's intention refocus its core mission on transportation and away from real estate. “Multibillion dollar projects by starchitects don’t cut it anymore,” he said, adding later, “Governments don't have the animal spirits to get real estate done.” Though he praised the efforts at the World Trade Center it remains clear from yesterday’s very public spat with David Childs that architectural flourishes will play second fiddle to infrastructure. “There is a significant risk of backlash from the public for vanity projects that don’t get their return,” he said.  Though he praised marketable details like floor to ceiling windows at One World Trade, he quickly returned to the transit theme. “One World Trade is the symbol of our resilience,” he said, “but it can and will be more than that because it incorporates transportation.” He noted that the hub is part of the whole, particularly the inclusion of nearly 400,000 square feet of retail from Westfield that will stretch from Fulton Street to  West Street. But the biggest payoff from completing WTC is that the Port will be able to reap what Foye called the Center’s “peace dividend,” when the Port returns to business at hand. Foye discussed a variety of public/private partnerships that will shore up some plans for the future; in particular he focused on the new central terminal at LaGuardia and on Moynihan Station, which may finally be approaching reality—for real this time. He called the destruction of the original Penn Station an act of “civic nihilism.” The $250 million that the Port now has hand in hand should finally put the Farely renovation on track. “This elegant structure will be the centerpiece of the plan and this is exactly where our attention should be.” 12:30PM New York Building Congress’s Richard Anderson moderated the panel on the redevelopment of Times Square and 42nd Street. He was joined by attorney Gary Rosenberg, NYU’s Carl Weisbrod, and Columbia’s Lynne Sagalyn. The segment examined how Disney and Vogue managed to muscle out the strip clubs and prostitutes. Everyone on the panel concurred that the road to recovery was hardly smooth, but the project had the key support of three mayors and four governors. But in this 30-year public/private alliance, the public had a very different vision of what the aesthetics should be than what the private sector had in mind.  Weisbrod said that the core essence of the plan hardly changed, but the public’s affection for the Times Square flash was not something that could be ignored. “This was a lesson in how important it is for the public and private to be on the same wavelength conceptually,” he said. “When it was first started, there was this Rockefeller Center concept and the public hated it.” It took a while to coax the industry to embrace to the glitz. Rosenberg, whose fingerprints were all over the 4 Times Square deal, concurred, “The key element was that the developers had no choice, they were kicking and screaming.” But as the group gave the Lion King’s share of the credit to big businesses, including 42nd Street tenant Disney, and government support, Sagalyn gave a shout out to a nonprofit for paving the way, the New Victory Children’s Theater. “Putting the children’s theater on bad bawdy 42nd Street turned heads,” she said. 11:00AM In a panel moderated by Michael Zetlin, EDC’s  Seth Pinsky, Related’s Stephen Ross, Regional Plan Association’s Robert Yaro laid out the themes for the afternoon. With Ross and Pinsky on the panel, discussing the merits of public/private was a given. The addition of Yaro gave the discussion some pull-back perspective, beyond the Manhattan street grid. But with the conference’s full title, “Megaprojects and the New York City Street Grid: Lessons for the Future,” the conversation stayed pretty much bound to Manhattan's grid. Ross said that from a marketing perspective integrating the street is what New Yorkers have come to expect from megaprojects like his Hudson Yards, which loosely incorporates the grid on a north-south axis. Pinsky said that the city shouldn’t be too rigid, reminding the audience that Lexington and Madison were both punched through to accommodate real estate development. While disrupting the grid may seem like killing a sacred cow, this was a group intent on not succumbing to nostalgia lest the city fall behind London, the oft-cited competition at the conference thus far. “We can’t just sit on our assets here and become a museum,” said Yaro, ushering in the public/private segment of the conversation. Ross noted that on entering any public/private partnership the developer must have the same vision as the city, "If the city does well, I’ll do well," he said. Yaro agreed that partnering with the city remains important but warned of NIMBY naysayers. “You’re always going to have NIMBY opposition, but the benefits of megaprojects are region wide.” 10:00AM Sociologist Saskia Sassen's opening remarks focused on globalization’s building standards and the dangers of homogenization in megaprojects. She observed that cities have the ability to outlive all other formats because their incompleteness fosters durability.  “There is no such thing as the global economy,” she told the crowd. Instead, there are hundreds of thousands of specialized circuits that rely on imbedded knowledge. She used Chicago’s steel industry as an example, where the extraction of such knowledge can then be commodified and sold. “What a city has in its history matters,” she said. “That’s why New York doesn’t have a steel economy.”  She noted that offices are no longer about headquarters: “It’s about a networked economy.” She noted that the office buildings of the 30s and 60s served clerical processes. Though today’s buildings may look similar, today they are about infrastructure. “They announce ‘I have it all,’ but how you're going to use them, that’s up to you.”  
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What’s the Next Vision for New York?
Christine Quinn delivers the New York State of the City Address.
William Alatriste

As part of her annual State of the City address, on February 9 City Council Speaker and potential mayoral candidate Christine Quinn announced her support for the future growth of New York’s design industries: “We have more designers than any city in the United States, with nearly 40,000 New Yorkers working in everything from graphics to movie sets, architecture to interior decorating. We’ll grow our design sector by stealing an idea from the fashion industry. Fashion Week, which starts today, brings 300,000 visitors and nearly $800 million into our city every year. Working with Council Member Karen Koslowitz, we’re going to give that same kind of boost to our design industry by creating and hosting a New York City Design Week.”

The next mayoral election is still over a year in the future, but the speech does raise the question of what a new mayor will mean for the city's departments of Planning, Transportation, Parks and Design and Construction not to mention our dynamic design community. It is common knowledge that Mayor Bloomberg’s administration made a conscious effort to bring architectural and urban design thinking into city government more than at any time since Robert Moses and John Lindsay in the late 1960s. In the same way that Lindsay's two terms as mayor coincided with a remarkable transformation of urban life in New York, Bloomberg’s three terms have witnessed a profound change in the life of the city. It will of course be up to future historians to assess the current mayor’s ultimate success and failures but his quartet of Commissioners at City Planning, Transportation, Parks, and Design and Construction have overseen a total transformation in how citizens move about, experience, and live in the city.

Then again it may be that Bloomberg only happened to be mayor when architecture was taken up for the first time by New York property developers as a salable commodity and when they commissioned some of the world’s best architects to design Manhattan luxury housing. The mayor certainly did not directly create anything of great civic architectural quality for our public sphere, but as a believer in the private market supported by public, philanthropic initiatives of high design quality like the High Line, Brooklyn Bridge Park, the Governors Island development, and the DOT’s bike lanes and “parks in a street” maintained by Business Improvement Districts and other non governmental agencies. These are of course heavily Manhattan-centric in their geographic reach and influence, so Bloomberg’s new city is less visible the farther one travels from Midtown. We all remember when he pinned his legacy to an Olympic master plan, West Side Football stadium, and the possibility of a really great World Trade Center development.

Or it may be that Bloomberg happened to be mayor when New York emerged as the most important design hub in the United States if not the world. Last summer we commented on the Growth by Design report assembled by the Center for an Urban Future that detailed the growing importance of the design sector to New York’s economy. It revealed how design sector jobs in the New York metropolitan area grew by 75 percent over the past decade. In fact the report claimed that in New York the design field (architecture, graphic, interior, fashion and industrial design) has nearly twice as many designers as Los Angeles, the nation's second largest design hub.

But back to Speaker Quinn and her support for design in New York City. Really, is a week-long design festival the best that the Speaker can do to support and encourage this dynamic sector of the city's economy? We need to hear what she proposes for the various departments like City Planning and Parks. Its hard to imagine that department heads like Amanda Burden, David Burney, Janette Sadik-Khan, and Adrian Benepe will stay on after 12 years of public sector employment, but will the new mayor even want them to stay or will she/ he replace them, and what types of policies will new commissioners be pursuing? Will the next mayor continue to support new bicycle lanes and curbside park development from the DOT and the ambitious architecture policies of Commissioner Burney? We have heard almost nothing from Quinn and the two or three other likely candidates about their potential policies. Proposing a week-long festival is not really enough of an initiative to tell us much about what a new Quinn administration might mean for the  city. In the coming months, we need to hear much more from the Speaker and all the other candidates.

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Calatrava’s First U.S. Vehicular Bridge To Open
The latest bridge from Spanish tension-element guru Santiago Calatrava, renowned architect behind the Milwaukee Art Museum, Puente del Alamillo, and the upcoming World Trade Center Transportation Hub, will be his first vehicular bridge in the United States. Construction has been completed on the Margaret Hunt Hill Bridge, the first in a series of Calatrava-designed crossings over Dallas' Trinity River. It will act as a literal and metaphorical gateway to the city. This new bridge links the banks of the Trinity River, with hopes of making the area a lively gathering place. Calatrava wants to rethink the riverfront and its capacity to bring in development as part of the city's urban revitalization efforts. He stated he envisions the Trinity River Corridor as the heart of the city, a recreational area much like New York's Central Park. The bridge is the first step in making the waterfront a focal point for recreation. “During my first visit to Dallas I realized that the river basin had the potential to be of defining importance to the city’s future development,” said Calatrava. The structure is a signature Calatrava design with glowing white arch and supporting suspension cables. Supporting over 14,000 cars per day, the new bridge is part of a larger project involving the replacement of Interstate Highway 30. The Trinity Trust Group, a nonprofit supporting revitalization of the riverfront, will host a series of inaugural events, and Calatrava will be in Dallas this weekend for an opening ceremony complete with fireworks, a Lyle Lovett concert, and a ribbon-cutting ceremony.  (Fingers crossed that the architect himself will hoist the giant scissors.)  The bridge is planned to open to traffic March 29.
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Port Authority Confessional: Audit Reveals Dysfunction
The long-expected audit of the Port Authority of New York and New Jersey is available, and—apart from the opaque bureaucratese—it reads just like the dysfunctional family memoir you might expect. In fact, the word dysfunctional is at the top of the summary letter sent to Governors Chris Christie of NJ and Andrew Cuomo of NY. To wit, the Navigant Consulting assessment concluded that the PA is “a challenged and dysfunctional organization suffering from lack of consistent leadership, a siloed underlying bureaucracy, poorly coordinated capital planning processes, insufficient cost controls, and a lack of transparent and effective oversight of the World Trade Center program.” Some highlights: The WTC balloon effect with estimated construction costs launched at approximately $8 billion in 2006 rising to $11 billion in November 2011 (blamed largely on getting ready for the tenth anniversary) and now floating past $14.8 billion—the $3 billion increase of recent months due to “changes in scope and the evolution of design” including foundation site work for the Performing Arts Center to the tune of $200 million, even though the new board claimed at the New year that a site has not yet be decided. The PA “may elect to curtail development” of elements that owe them money, meaning the 9/11 Memorial. When the memorial was to cost $500 million the port was in for $195 million; now that it may top a billion, the PA is not so sure it wants to pony up $300 million. As a result, “The Port Authority has elected to significantly reduce the construction personnel deployed on the museum portion of the Memorial project and limit the agency’s exposure, ensuring that only certain construction continues prior to the resolution of the cost reimbursement dispute.” Further, the PA wants to buffer its exposure by “value engineering all possible aspects of the World Trade Center project.” But there is no specific mention of further cutting off the wings at Calatrava’s teradactyl transportation hub. To further deal with an anticipated debt by the end of 2012 to the tune of $20.8 billion, the PA is turning to employees to start paying for their own healthcare, cut back on overtime and take less vacation time. Quote the drag for police sergeants with a base salary of $103,964 and an overtime add-on of $132, 286.
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Nonstop Shopping
The new Fulton Street Transit Center looking west toward the World Financial Center.
Courtesy MTA

In late October, the MTA announced it would lease 70,000 square feet of retail at the $1.4 billion Fulton Street Transit Center to a single operator who will manage and rent out the space. With the announcement, downtown Manhattan’s vast multi-grade retail landscape comes further into focus. After the MTA makes their firm selection, three major shopping centers will be connected via underground transit hubs and pedestrian passageways. The Westfield Group is in the midst of planning 365,000 square feet of World Trade Center (WTC) retail, and Brookfield is revamping 200,000 square feet at the World Financial Center. On completion, commuters will be able to shop and eat indoors all the way from Broadway to the Hudson River. A grand total of 635,000 square feet does not include 90,000 planned for the pending Two World Trade.


Multi-level retail and destination restaurants at the Fulton Street station.
 
 

At Fulton, the MTA, in a departure from |its landlord role at Grand Central, will focus on running trains, not curating vendors. The main building, designed by Grimshaw Architects with Arup, employs a multifaceted circular glass atrium within a glass cubed-shaped curtain wall. At street side, market cafes will wrap around the atrium, dubbed the oculus, and retail will take up the interior walls. The second level is intended for destination restaurants, while the third floor awaits an anchor tenant. More retail can be found below at concourse and platform levels. The underground Dey Street passageway, devoid of retail, will take commuters toward the Calatrava-designed WTC Transportation Hub.

With much of the focus on the oculus, the project’s incorporation of the 1888 Francis Kimball-designed Corbin Building next door tends to be overlooked. MTA renderings show a restored 19th century clubby interior revived as a destination restaurant.

Westfield will be responsible for all retail at the World Trade Center. The company expects to finalize their agreement with the Port Authority next month and will spend more than $612 million on the retail environment, which will run over many levels at the WTC Transportation Hub, connecting concourses through to Three and Four World Trade. At Three and Four, the stores will meet the street and continue above grade. Retail intended for Two World Trade awaits financing for the tower as a whole. From the Hub, commuters can shop in concourses that lead to the World Financial Center, where Brookfield then takes up the baton.

 
The new retail corridor at the World Financial Center (left) and the new pavilion entrance on West Street (right).
Courtesy Brookfield
 

Brookfield’s $250 million renovation of Cesar Pelli’s late 1980s World Financial Center ensemble includes preserving the Grand Staircase and balcony overlooking the World Trade site. Both are contained in a pavilion that juts out east toward West Street. The prime spot beneath the staircase is expected to be leased by a fashion or luxury tenant. Overlooking the Hudson, Brookfield plans a “locavores marketplace” featuring locally grown produce. Here, pedestrians may finally be enticed to come up for air and take a café seat overlooking the Hudson—outdoors!

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Into the Deep with the Port Authority
Patrick J. Foye.
Via The Observer

This much we know: On October 20, the Port Authority of New York and New Jersey confirmed Patrick J. Foye on Governor Cuomo’s recommendation to be the new executive director of the bi-state agency overseeing a 2011 budget of $7.2 billion with $3.9 billion in capital spending. We also know that Foye is a Skadden Arps (“recovering” in his own words) lawyer with Long Island Republican roots who spent less than 15 months as the downstate chairman of the Empire State Development Corporation under Eliot Spitzer and more recently was Cuomo’s deputy secretary for economic development.

We also realize that out-going PA executive director Chris Ward, who two months ago was the hero-du-jour for getting stalled projects at the World Trade Center up and building smoothly enough to pull off the 9/11 decennial, is currently serving as an all-round scapegoat for the cost overruns associated with that achievement. An audit begun on September 30 promises to thoroughly finish the job of tarnishing his legacy.

That the Port Authority is an unwieldy bureaucratic behemoth should come as little surprise; it manages the ports for two states, five airports, two tunnels, four bridges, a commuter railroad, a small police force, and a major planning agency. Established by Congress in 1921, the PA was a fiscal sinkhole until 1931 when it took over the Holland Tunnel. Even Robert Moses considered it an intimidating adversary of labyrinthine complexity and impenetrable means.

A recent opinion piece in the New York Post written by former PA executive director (1995–1997) George J. Marlin described an agency of career turf-fighting bureaucrats admitting little accountability to directors who come and go (on average at a 2.5 year clip) eager to get capital construction projects going before they have been appropriately planned because “once construction starts it’s almost impossible to stop.” Bluntly, Marlin also wrote: “PA employees are political animals who view the executive director and the governors they serve as meddling interlopers, and will fight to the death to protect their power, perks and pensions.” (Pensions apparently include lifetime guarantees of annual salaries ranging from $125,000 to $196,000.)

Knowing this casts a pall on Cuomo’s latest suggestion that the murky Port Authority amass even more responsibility by taking charge of the Moynihan Station Development and the LMDC. And while it’s good news that Cuomo is trying to redirect attention to the no-brainer but somehow long-idling Moynihan Station, it seems too early to think of LMDC as winding down, as Senator Charles Schumer put it in commending the consolidation. With a majority of the site still incomplete and unrealized—the board of the mega-performance center by Frank Gehry won’t even be announced until the end of the year, there’s miles to go before either State or City can let up their guard. In fact, even as I write, Bloomberg’s people and the Governor’s people are wrangling over who’s going to pay for all the security at the site; the City said it always assumed the PA had the money.

Foye is known to be a bit of a number cruncher and, according to a press release from the agency’s chairman of commissioners, his job will be to “re-prioritize future construction to limit money-losing projects and identify new revenue sources besides the region’s residents and businesses.” At the same time, Cuomo calls the PA: “a major economic engine that plans for the region and attracts business on an international scale.”

So let’s get this straight. The mandate is to keep costs in check at the same time as making a splash? Sounds like Foye has his work cut out for him. Then again, there’s always the $3.4 billion-and-counting transportation hub by Calatrava. Renting it out for wedding receptions could be just the ticket to having it both ways.

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The Stimulus Blues
Rendering of Santiago Calatrava's PATH Station at the World Trade Center.
Courtesy LMDC

Obama’s jobs speech was music to the ears, but for architects the music is still playing in another room.

Perhaps you sat up at the president’s call for a “world class transportation system” competitive with China’s, and salivated at the prospect of “modernizing” 35,000 schools (although Obama quickly established the modest scale of renovation at fixing roofs and caulking windows and “installing science labs”.) Rebuilding schools still comes closer to design work than filling potholes. It was slightly dispiriting to hear Obama quickly—in the next breathe, actually—go from talk of re-establishing our status as an “economic superpower” through rebuilding to citing a trucking bridge in Ohio in need of a fix. (Sounds like the powerful U.S. Army Corps of Engineers lobby is still calling the shots.)

Obama did not once utter the word “infrastructure” in his speech although some tealeaf readers found implied support for the Infrastructure Bank that architects once thought was going to be the ticket to the kind of ambitious capital investments in which they long to participate—housing, courthouses, libraries, and multi-modal transportation hubs. Many more architects seemed resigned to the fact that the second stimulus, like the first, is going to pass architects by, because the work of making architecture—that’s vertical construction in job-friendly speak—with all the advance prep work from site analysis to public review, takes too long at a time when the economy needs immediate help.

But could it also be that the president believes the American public is wary of Grand Projects, and therefore of capital-A architecture? Two New York projects could easily fuel that impression: One is “New York by Gehry.”

The problem is not that Frank Gehry’s shimmery supertower doesn’t add some glamorous swag to the skyline: it most certainly does. The sorry part is the awful brick box that Gehry designed for the public school at the base. For the rental tower, he was working with $875 million. Surely he could have insisted on spreading some of the joy to the public school. He had the chance to show the world that superstar though he be, he can still do the amazing with a small budget. As it happened, Swanke Hayden Connell did their best with $65 million to fit out more than decent interiors for which they are getting zero credit. At the first day of school, it was Bloomberg and Gehry welcoming the kids. In other words, it was the usual architecture as marketing.

More worrisome still is the World Trade Center transit hub by Santiago Calatrava. If Obama never said infrastructure, he did say transportation, several times. Now under construction, most would agree that Calatrava’s hub will be world class, some ten long years after breaking ground. But as far as stimulus, this winged white elephant is an egregious overproduction. And as soon as the political group hug—also known as the tenth anniversary of 9/11—is a few weeks behind us, someone is going to start wondering why this station serving 80,000 PATH commuters—originally budgeted for $1.9 billion with expected completion by 2006—is now costing $3.44 billion (the memorial and museum cost $925 million). Charles Bagli of The New York Times—the first canary in the coal mine?—notes that Penn Station serves seven times as many people. There is a real danger of this project becoming a Red Letter A for architectural extravagance, and precisely the kind of fancy work that the country cannot afford. And that’s a real pity because the disappointing Spruce Street School cereal box and the bloated transit-osaur do not represent the highly engaged and smart long-term planning that most architects we write about today are working towards. I wish Obama had had some words of encouragement for the important work they are already doing, stimulus or not.

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Making Meaning
Courtesy Silverstein
 

2001

November
Lower Manhattan Development Corporation (LMDC) established.

December
[ 01 ] A viewing platform overlooking ground zero designed by Diller & Scofidio, David Rockwell, and Kevin Kennon opens to large crowds.

 

AN 02_12.08.2003 > Read full article.

“Surely, we can afford to make Ground Zero a place of peaceable assembly for everyone. Indeed, if terror demands a civic reply, what better than a solemn memorial to those lost and a space for the most fundamental exercise of democracy in space, the freedom to gather in a place that is our own.”
-Michael Sorkin, Architect




AN 14_09.07.2004 > Read full article.

“The first and most difficult problem is so obvious that it is amazing that none of the brilliant architects assembled in the design competition dealt with the issue. The site of Ground Zero slopes down 30 feet from Broadway to West Street and the Hudson. This means that the site must be dealt with as a series of platforms from east to west and that north-south cross streets like Church and Greenwich must act as a series of steps across the site. Minoru Yamasaki’s World Trade Center design for the PA completely ignored the island’s topography.”
-D. Grahame Shane, Professor




AN 16_10.05.2005 > Read full article.

“Over the past two years, the tower has gradually been stripped of its best attributes. The final blow was delivered earlier this summer by the New York Police Department, which forced a total redesign when it demanded a greater setback from the street and a heavy barricade to resist potential bombs. Now, just after the fourth anniversary of 9/11, the Freedom Tower has become a bland prism with a forbidding 200-foot-high concrete base.”
-Jonathan Massey, Historian










2002

January 17
The exhibition, “A New World Trade Center - Design Proposals,” 58 submissions by celebrated architects, draws long lines to Max Protetch Gallery in Chelsea.

April
LMDC releases Blueprint for the Future of Lower Manhattan with 15 points outlining the need for transportation, culture, commerce, memorial space, and a reestablished connection to the city grid.

July
Beyer Blinder Belle present planning studies at the Javits Center, plus two New Urbanism-inspired plans by Peterson Littenberg. All are widely reviled by the public and in the media.

August
LMDC announces Innovative Design Study, a call for qualifications. That it is not a competition is disregarded by all parties.

September
Teams are announced: THINK led by Frederick Schwartz and Rafael Viñoly; Peter Eisenman, Richard Meier, Steven Holl, and Charles Gwathmey; Foster & Partners; United Architects; SOM; and Studio Daniel Libeskind.

December
[ 02 ] The six designs are presented in the Winter Garden starting with Studio Daniel Libeskind’s “Memory Foundations,” the cheapest proposal at $330 million.

2003

February 24
On the eve of LMDC’s selection, Schwartz, Viñoly, and Libeskind appear on Oprah Winfrey Show.

February 26
[ 03 ]The New York Times announces on page one that LMDC has chosen the THINK scheme.

February 27
Governor George Pataki officially selects the Libeskind plan.

April
An open competition for the memorial is announced.

June
By deadline, 5,201 proposals for the memorial are submitted.

July
After it is reported that developer Larry Silverstein’s architect David Childs from SOM and masterplan architect Libeskind cannot be left alone in the same room, LMDC announces that Childs and Libeskind are official collaborators on the $1.2 billion office, now named the Freedom Tower by Governor Pataki.

November
Libeskind floats a 59-page treatment for a memoir: “The Foundations of Optimism: My Journey from Communist Poland to Rebuilding the World Trade Center” that will ultimately be published as Breaking Ground: An Immigrant’s Journey from Poland to Ground Zero (Riverhead Trade) in October 2005.

November
Eight finalists for the memorial competition are announced.

December
[ 04 ] Revised design for the Freedom Tower is released.

2004

January
[ 05 ] The Federal Transit Administration announces that Santiago Calatrava will design the WTC transportation hub.

[ 06 ] Libeskind’s Wedge of Light concept is displaced by and then absorbed into the transit hub.

January
[ 07 ] Michael Arad’s “Reflecting Absence,” now a collaborative work with landscape designer Peter Walker is selected for the memorial. The design does not include several Libeskind ideas, including the sunken bathtub and ramps. The focus on the tower footprints includes the names of those who died viewed through waterfalls.

March
Shortlists name potential institutions for the site’s cultural component: a 50,00-70,000-square-foot Memorial Complex (Museum of the City of New York; New York Historical Society; New York State Museum; Project Rebirth; Sound Portraits Productions); a 100,000-200,000-square-foot Performing Arts Complex (The Joyce Theater; New York City Opera; Signature Theater Company; Orpheus Chamber Orchestra; Tribeca Film Institute); and a 200,000–250,000- square-foot Cultural Building (Children’s Museum of the Arts; Drawing Center; Museum of Freedom; New York Hall of Science).

July 4
[ 08 ] Governor Pataki attends the ceremonial laying of a 20-ton block of granite as cornerstone of the Freedom Tower that will be removed again in June 2006.

April
Davis Brody Bond join the Arad/Walker team as associate architect for the Memorial, eventually becoming the architects of the underground Memorial Museum.

June
Tenants selected for the Museum Complex are the International Freedom Center and The Drawing Center. The Performing Arts Complex is to house the Joyce and the Signature theaters.

August
Shortlist of six firms for the Memorial Complex is released, including Moshe Safdie and Associates; Pei Cobb Freed and Partners; Polshek Partnership; Robbrecht en Daem architects with Pasanella and Klein; Stolzman and Berg Architects; Shigeru Ban Architect + Frei Otto with Dean Maltz Architect; and Snøhetta.

August
The shortlist for the Performing Arts Complex includes ten firms: Bing Thom Architects with Meyer/Gifford/Jones architects, Gehry Partners; Moshe Safdie and Associates; OMA and LMN; Polshek Partnership; Rafael Viñoly Architects; Schmidt, Hammer & Lassen; Studio Daniel Libeskind; Ten Arquitectos and H3 Hardy Collaboration Architecture; and Tod Williams Billie Tsien Architects.

October
Snøhetta is selected to design the Memorial Complex, largely comprised of the the International Freedom Center; Frank Gehry is to design the performing arts complex for the Joyce and the Signature theaters.

2005

May
[ 09 ]Snøhetta’s design for the Memorial Complex is circulated.

June
New York Police Department concerns about vehicular bomb forces Childs to rework base of Freedom Tower.

August
The Drawing Center withdraws over controversial plans to restrict exhibition content at the site.

September
Governor Pataki evicts the Freedom Center from the site. Officials say that the Snøhetta building will now be used in connection with the underground memorial museum.

December
Norman Foster’s design for Tower 2 is unveiled.

2006

February
[ 10 ] Debate erupts over the cost and viability of the waterfalls in the footprints in wintertime. A $175,000 prototype is constructed to resolve the issue. In the final musuem design, the names are moved to the parapets surrounding the waterfalls that are no longer viewable from within the museum now located under the footprints.

April
Silverstein cedes control of the now $2 billion Freedom Tower to the Port Authority (PA).

April
[ 11 ] National Trust for Historic Preservation puts a twin tower original staircase still on the site on the Most Endangered List before it is razed to make way for constructions of Foster’s Tower 2. Renamed “Survivor Stair,” it is given to the memorial museum.

May
7 World Trade Center opens with three tenants: the New York Academy of Sciences, Ameriprise Financial, and Vantone Real Estate. Jenny Holzer’s eight hour stream of LED poetry and prose is featured in the lobby.

June
[ 12 ] Childs unveils revised Freedom Tower with concrete base clad in prismatic glass and aluminum..

June 21
LMDC receives a $2.78 billion block grant from HUD. Concerns about costs result in construction company owner Frank Sciame being asked to convenea design review panel. He invites Rick Bell, Thom Mayne, among others to evaluate the memorial in order to bring cost down to the $500 million cap established by Mayor Bloomberg and Governor Pataki.

September
[ 13 ] Tower designs by Norman Foster, Fumihiko Maki, and Richard Rogers released.

2007

July
Freedom Tower is now called 1 World Trade Center, and Durst Organization takes over leasing.

August 18
While the Deutsche Bank building is dismantled, a fire breaks out and results in the death of two firefighters.

2008

September
[ 14 ] Snøhetta’s revised design is now for a pavilion entrance to the National Sept 11 Memorial and Museum.

October
PA announces simplified plans for the site. In addition to the scaled-back Snøhetta project, Calatrava’s transit hub is pared to essential elements but still budgeted at $3.2 billion.

2009

March
PA announces that rebuilding at the World Trade Center will create 72,202 construction jobs over 10 years and $16.4 billion in economic activity.

March 19
PA and the St. Nicholas Greek Orthodox Church that was demolished on 9/11 deadlock over negotiations to rebuild the church just east of its original site plus a $20 million subsidy.

March 26
Vantone, a Chinese real estate company, is announced to be the first major tenant for One World Trade Center.

November
Silverstein and PA wage on-going battles over financing and the leasing of Towers 2 and 3.

2010

March
[ 16 ] PA and Silverstein reach an agreement calling, in part, for the developer to raise $300 million in private investment to access $200 million each from the City, State, and PA.

August
[ 15 ] Fueled by Internet activists, an international uproar engulfs the plans of an established Tribeca mosque to move into a former Burlington Coat Factory two blocks from the World Trade Center site.

2011

May
Conde Nast Publications is announced as a tenant for One World Trade Center.

May
The prismatic glass base of One World Trade Center is scaled back. PA claims it is too difficult to manufacture, while Childs privately complains of cost cutting.

August
LMDC announces that a board for the Performing Arts Complex will be selected by the end of the year. LMDC will contribute $155 million toward the $400-500 million cost.

August
[ 17 ] One World Trade Center reaches 960 feet.

 

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Last Chance to Save Ground Zero
Courtesy Silverstein

Return to AN Feature> Making Meaning.

The eloquence of the void at Ground Zero will never be surpassed. Walking past the site almost every day, I am always moved by its immense formal authority and grandeur, its presence. Its scale and proportion are not unfamiliar: Times Square, the Zocalo in Mexico City, Red Square, the great plaza of Isfahan are in the same family of spaces, profound settings for public assembly and crucial city symbols. I imagine Ground Zero transformed into such a space of gathering, something between a plaza and a park, a permanent memorial to an event that was so terribly public.

To build such a place requires both an excellent design for the square itself and careful attention to its perimeter, the solid edges that enclose it. The basic envelope is fundamentally sound and includes many superb and historic structures, such as the Barclay-Vesey building, St. Paul’s Chapel, and the beautiful post office. Many opportunities to further shape this envelope also exist, particularly to the south where virtually the entire edge might be reconstructed. There are also sites both east and west that—rebuilt—could dramatically reinforce the sense of place. These sites would be logical for cultural institutions, commercial space, and housing.

Although there were many who immediately called for the dedication of this entire place to public use and public commemoration, this option was quickly removed from consideration as “impractical.” The Lower Manhattan Development (not memorial) Corporation decided early on that the only “vision” they would support was one that replaced all of the commercial space lost on September 11 on the site itself. The LMDC has been remarkably adroit in stifling any other suggestion and has been equally canny in their use of architecture to obscure the fundamental exclusion of the public from a meaningful role in decision-making.

When the public responded with outrage to the series of diagrammatic solutions to the site design offered two summers ago, the LMDC feigned responsiveness by staging a “competition”—whose winner was selected by administrative fiat—in which a number of architects proposed designs for exactly the same program. None had the courage to suggest that massive amounts of office and shopping space might not be the only possibility. With their fawning connivance, the public was distracted from a discussion of fundamentals and invited instead to debate the finer points of architectural style, which version of 12 million square feet of commercial space it preferred. Now, even the winner of the competition enjoys the indignity of seeing his ideas winnowed away by the growing committee of high-style designers hired by Larry Silverstein, who uncritically seek to bolster their reputations and bank accounts on the site.

Why build skyscrapers here? The main argument is commercial—pulling Silverstein’s and the Port Authority’s chestnuts out of the fire—but this flies in the face both of a lack of demand (vacancies are high all over town) and of many alternative sites for such buildings. There is, of course, also an argument that the restoration of what was there is the appropriate riposte to terror. This has unfortunately yielded the stupid machismo of yet another “world’s tallest building”—a title the Trade Center held only briefly, an equally likely result for any successor. This is simply too preening a response, without gravity, without respect. Finally, it’s argued that skyscrapers are the preeminent symbol of New York. Certainly they are the highest architectural achievement of our commercial life. However, I believe that Central Park is the greatest symbol—and the greatest repository—of our public culture.

The last act of the LMDC’s roughshod arrogation of downtown’s future has been the memorial competition—its finalists just announced—which attracted over 5,000 entries, a clear indication of the pent-up desire for participation. This competition, however, can never substitute for what should have happened, an open competition for ideas at the beginning of the process, throwing it wide open for invention and debate and allowing the memorial to function as the driver. The LMDC has instead waited until the very end and offered competitors a site that is luridly constrained. Submerged below grade, hemmed by the glass-covered slurry-wall and a gigantic waterfall, over-hung by cantilevered cultural institutions, surrounded by Daniel Libeskind’s elaborate and banal iconographic program, and lying beneath the looming bulk of the world’s tallest building, the memorial—whatever it turns out to be—will suffer the consequences of being an afterthought, an appendage to the big plans of the LMDC, the Port Authority, and Larry Silverstein.

But this need not be. Let the winner of the memorial competition—the only open competition held so far—build his or her winning entry in a great space of public assembly, not in the midst of a clutch of slick office towers. Let those who are so eager to build do so on the perimeter of the site, or in Midtown South, or in Queens or Brooklyn or the Bronx. Let us have a wonderful hub of transportation—the means of bringing people together—under and near Ground Zero. Let cultural institutions gather around the site, as they do around Central Park. But stop the demeaning arrogance of business-as-usual and the construction of an architectural zoo on this hallowed ground.

Can we pay for this? We must. It is time for the federal government to step in: No less than Gettysburg or Pearl Harbor, this is the site of a national trauma and, whatever its ownership, a place that “belongs” to us all. To be sure, the price tag would be several billion dollars but we are about to spend $87 billion reconstructing Iraq, to make that country whole after the devastations of tyranny and war. Surely, we can afford to make Ground Zero a place of peaceable assembly for everyone. Indeed, if terror demands a civic reply, what better than a solemn memorial to those lost and a space for the most fundamental exercise of democracy in space, the freedom to gather in a place that is our own.

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Radii’s WTC Marketing Suite
Fabrikator Brought to you by:

An abstract vision of the site's future is also a high-tech marketing display.

As work at the World Trade Center site progresses steadily, a matryoshka-like replica of it has taken shape on the 10th floor of 7 World Trade. With a view of the construction below, the Silverstein Properties marketing suite occupies the same floor as the WTC architects’ annex offices, providing a tableau of the working architects as well as the completed site to prospective tenants of towers Two, Three, and Four. Scaled architecture studio Radii Inc. have been designing models of the site since its earliest phases, so Silverstein’s senior VP of marketing and communications approached Radii partners Ed Wood and Leszek Stefanski with his conceptual ideas for the diorama. “He wanted it to be big,” said Wood. “Our first questions was, ‘What are the ceiling heights?’”
  • Fabricator Radii Inc.
  • Designer Radii Inc.
  • Location New York, NY
  • Status Complete
  • Material Cast acrylic
  • Process Laser cutting and scoring
With 14-foot ceilings and 25 square feet of floor space, the team mapped out a footprint of Lower Manhattan from Chambers to Albany streets on the north and south and from Hudson to just past City Hall from west to east. Radii then began to experiment with varying levels of details and abstraction for the WTC buildings. “When you abstract a building, it can be as challenging as making it photo-real,” said Wood. “How do you distill it down to an iconic replica but still have it read as a whole?” They decided to render the models in ⅜-inch cast acrylic with a P-95 finish, a factory matte that lends a frosted appearance to the crystalline forms. More than 60 sheets of 4-by-8-foot acrylic went into the full model. Fenestration is laser-scored on the exterior, and interiors contain ghosts of interior floor plates and cores. Only details that point to the essence of each design are included: Roger’s structural ladder accentuates its verticality, while Calatrava’s transportation hub is distilled into a bony spine and Snøhetta’s visitors center into a gestural representation of the building’s gradated skin. Towers are lit with interior columns wired with rows of LEDs, a concept developed, along with a backlit transparency of the street grid and subway lines, in collaboration with an exhibit electronics technician. Each LED color identifies separate leasing zones, allowing marketing presentations to control the display via iPad. Even with a two-month design process and thousands of parts to be pre-assembled, labeled, disassembled, wrapped, and transported to the marketing suite, the entire installation took place over a long weekend, in time for a post-Memorial Day opening. Ultimately, though, Wood said the biggest challenge was making sure his team had the latest information about the ever-changing World Trade Center site and building designs. As a result, Radii became a sort of clearinghouse for the latest details, often fielding calls seeking the most privileged information. “We even get calls asking how many trees are on the site,” said Wood. “There are 463. And they will grow to 60 feet when they are mature.”
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Nation Building
The KPF-designed Northeast Asia Trade Tower will be Songdo's landmark on the skyline.
Courtesy Respective Firms

Songdo, a new large-scale, airport-proximate city masterplanned by KPF exemplifies an "aerotropolis."
 
 

Buzz and hype have surrounded China’s recent building boom, but to the east, South Korea is becoming the next hot spot for international architecture.

Far from deferring to China’s hectic development, South Korea is positioning itself to be the East Asian country that grows not only faster but also smarter. In 2010, Engineering News Record ranked Seoul as home to six of the 75 top international contractors—a significant number for a nation so small. The juxtaposition of major construction corporations side-by-side with government support and a growing national interest in architectural design is producing opportunities inevitably attractive to international players.

From big corporate firms from the United States to young, internationally-trained Koreans, architects are capitalizing on opportunities in the East Asian nation and particularly Seoul as it rises to compete with China and assert itself as a business hub for northeastern Asia.

 

The cultural center at the base of KPF's Lotte Seoul Tower.
 

After generations of political turmoil, South Korea can now guarantee a degree of economic stability. As a result and on a grand scale, Korean companies that went abroad to build some of the tallest buildings around the world (Samsung led construction on the Burj Khalifa) are now looking to field monuments on their own native soil. Even at the grass-roots level, there is a growing interest in avant-garde architecture and design—home-brewed as well as imported—providing opportunities for small firms and young designers to have an impact on the street by designing art galleries and small homes.

Off the coast of South Korea and not far from Seoul, Songdo represents a new kind of large-scale planned city. A joint venture between Cisco Systems, Gale International, and the New York City office of Kohn Pederson Fox, New Songdo City could be the prototypical aerotropolis—a city defined as much by its proximity to an airport as by its livability—as described by authors John Kasarda and Greg Lindsay in their new book Aerotropolis: How We’ll Live Next.

Since 2001, when Gale International signed a $35 billion dollar loan from Korean banks to develop a city right by Incheon International Airport, Songdo has grown rapidly on landfill in the Yellow Sea. Today, it’s home to the tallest building in the country —KPF’s 68-story Northeast Asia Trade Tower—and it’s still growing. Construction on KPF’s masterplan will be completed in 2015. Fitting to the city’s mission to attract foreign business, its architecture includes work by multiple American firms: KPF’s own nine buildings in the central business district include a convention center and an international school, and there are also six residential towers and a hotel by HOK.

Songdo is intrinsic to the South Korean government’s vision of the future, according to Richard Nemeth, a KPF principal: “[They] realized that to compete with China, they needed a platform to work internationally. [Songdo] is connected to the new airport, one of the busiest in the world.”

If its proximity to an international airport gives Songdo the futuristic moniker “aerotropolis,” its vast scale represents a first in international sustainability. Under the USGBC’s LEED for Neighborhood Development Pilot Program (KPF engaged with USGBC to certify the masterplan and develop a new LEED category), Songdo boasts a central non-potable water canal, electric vehicle charging stations, and a city-scale co-generation plant—elements that operate on a larger scale than traditional single-building LEED certification. The city also takes some of its literally green inspiration from American roots: a large public park in the middle of Songdo is named Central Park. The city also attempts to offset the effects of massive new construction by recycling 75% of construction waste and using local materials to minimize transportation costs.

   
KPF's ConvensiA Convention Center, with its folded roof planes, creates a "landscape" connecting the adjoining "Central Park" with the city.
 

Elsewhere on the western edge of Seoul and in the coastal city of Busan, another American firm is hard at work: Skidmore, Owings and Merrill is constructing what will be two of the tallest buildings in Asia. To be completed in 2013, the Busan Lotte Tower will stand 126 stories high and the Seoul Digital Media City Landmark Tower—renamed Seoul Light Tower—will rise over the capital at 133 stories as the tallest building in East Asia when completed. While the two high-rises began differently—the developer Lotte Group directly offered SOM the Busan tower, while the Seoul Light Tower was won in an international competition (with Gensler plus the local Samwoo Architects on the team)—both towers respond to the demand from public and private sectors in Korea for skyscrapers to represent a new Korean identity.

“We have seen a larger demand for super high-rise buildings out of Korea than from most other countries,” said Mustafa Abadan, an SOM design partner. “This has been driven by the fact that Korean contractors have been involved in the construction in the world’s tallest buildings. Part of this desire to build a homegrown super-tall tower is for the contractors to establish themselves as the contractors who will be building the super-tall buildings of the future.” Several such towers from Korea will be featured in the upcoming exhibition “Supertall!” this July at the Skyscraper Museum.

Busan, like Seoul, is becoming the launching pad for something of a skyscraper arms-race: another New York City firm, Asymptote Architecture, was commissioned in 2007 to build the World Business Center Solomon Tower, a set of three jagged spires, now under construction, designed to culminate 131 feet higher than SOM’s Busan Lotte.

   
Left to right: SOM's Seoul Light Tower; SOM's Busan Lotte Tower; and Asymptote's World Business Tower are competing for "highest tower in Korea" status. Below: An evening view of Asymptote's World Business Tower.
 

 

Because Seoul and Busan are mostly horizontal metropolises, sprawling laterally rather than vertically, permits for these high-rises were individually negotiated as anomalies to existing zoning laws. When issuing permits for such major projects, local Korean public authorities require that a certain amount of square footage be dedicated to public amenities. For example, KPF’s 110-story Hyundai Tower in Seoul will house a museum, an orchestra hall, and a cineplex. These policies exemplify a growing public demand for cultural centers and high-end public spaces.


LOT-EK's APAP Openschool in Anyang.
 
 
 
 

Public interest in art and design is also creating opportunities for architects at smaller scales, including institutional and residential projects. The APAP Openschool, an art school built of eight bright yellow shipping containers, was recently completed by New York-based architects LOT-EK in the city of Anyang. Joel Sanders’ New York office in collaboration with the Korean firm Haeahn Architecture designed the Seongbuk Gate Hills, a complex of 12 private homes in Seoul’s chic Seongbuk-dong neighborhood. Also working in Seongbuk-dong is the Brooklyn-based firm SO-IL, whose design for the new Kukje Art Center is currently in construction.

Far from the corporate glitz of the super-tall towers, Sogyeok-dong is filling up with independent coffee shops, boutiques, and galleries that are a hub for young creative professionals. SO-IL’s “campus plan” for the Kukje Gallery infiltrates the low-rise neighborhood by occupying different sites within walking distance of one another. The main gallery is designed to house live performances and large-scale installations in the open-plan first floor.

Comparing Korea to Japan over a decade ago when architects from Aldo Rossi to Steven Holl were working there, SO-IL principal Florian Idenburg said, “I think the same thing is happening in Korea, there is a growing appreciation for design and also for being Korean.”

   
SO-IL's gallery for the Kukje art campus in Seoul.
 

SO-IL has two Korean staff on the Kukje Gallery team, part of a growing trend wherein local designers who studied abroad then practice in Korea with local or international firms.

Jae K. Kim, the young founder of Counterdesign, recently completed his own first project in Seoul. Kim studied architectural engineering in Seoul before attending the Massachusetts Institute of Technology where he currently studies. Kim’s approach to the Bikyoshoki House was born of his work experience at a local construction company and his education at MIT. “People [in Korea] are now starting to be interested in design itself,” said Kim. “Before, it was really profit-oriented. Now things are changing, and I’m not talking just about developers, I’m talking about people. They’re more interested in environments between architecture and people.”

   
Counterdesign's Bikyoshoki House represents a growing trend in single-family housing in place of high-rise condominiums.
 

The concrete and steel Bikyoshoki House defies both conventional traditional Korean and American housing typologies: it is a single-family dwelling in a place where most city-dwellers prefer high-rise condominiums, and its spatial organization is provocative. With angular concrete forms paired with glass railings and glazing, the design seems to herald a new Korean architectural identity free of overt historical iconography. While in the past few years, there were few opportunities for small firms to work on single-family residential projects—in the way young architects do in the States—such projects are becoming a common testing ground for young talent.

“There is a new trend in Seoul to have a house as primary residence,” said architect Francisco Sanin, chair of graduate programs at Syracuse University’s architecture school. “Before that, the trend was for apartment buildings, and an incredible number were built, but in more recent times there is a feeling that you can have a private house.”

   
Joel Sanders' Seongbuk Gate Hills residential project in Seoul.
 

Sanin is currently working on the construction of ten such private houses in Jisan Waldhaus, a townhouse development of 50 houses built by five architects, all Koreans apart from Sanin. The homes at Jisan Waldhaus—which uses contemporary materials like steel and cast concrete—show off the growing collaborative relationships between international and Korean architects resulting in a new modern suburban typology.

“I think there is a new sense of critical and intellectual discussion about what is best for Korea,” said Sanin, adding that there is increasing confidence, especially among architects, in engaging with their own history objectively and creatively.

Brant Coletta, an SOM managing director working on the Seoul Light Tower, noted that rather than building a Korean cultural identity drawn from well known historical icons or philosophy, there is a desire to look forward and build toward a vision of what Korea could be in the future. And that, not surprisingly, is of considerable interest to architects both inside and beyond South East Asia.