Today, real estate development firm Two Trees Management released new images of the James Corner Field Operations (JCFO)–designed Domino Park, which will line the waterfront of the 11-acre Domino Sugar redevelopment site in Williamsburg, Brooklyn. In its press release, Two Trees confirmed that the park is on track to open in the summer of 2018, as per its original estimates. “By opening Domino Park in its entirety next summer—ahead of the site’s new waterfront buildings—we are delivering on our commitment to bring waterfront access and much-needed public park space to North Brooklyn,” said Two Trees principal Jed Walentas in the press release. “Weaving in industrial remnants of the factory, Domino Park will serve as a living, breathing reminder of the history of this storied neighborhood.” As part of its design, JCFO preserved 21 columns from the site's Raw Sugar Warehouse, 585 linear feet of crane tracks, and 30 other "industrial artifacts" that will be used in the park. This includes "36-feet tall cylindrical tanks that collected syrup during the refining process, mooring bollards, bucket elevators, and various dials and meters from the factory." JCFO is extending River Street to run the length of the park, all the way from Grand Street to S. 5th Street at the base of the Williamsburg bridge. The aforementioned artifacts (including two 80-foot-tall cranes) will feature prominently in the aptly-named "Artifact Walk," a five-block stretch that includes a "450-foot-long elevated walkway" inspired by the catwalks of the old sugar factory. When complete, the Domino Sugar project—whose campus is being designed by SHoP Architects—will feature 380,000 square feet of offices and 2,800 rental apartments (700 of which will be affordable) across four buildings. The landmarked Domino Sugar Refinery building, designed by the Partnership for Architecture and Urbanism and Beyer Blinder Belle, will retain its facade and host the offices. 325 Kent will be the first residential tower to open, in June 2017
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8Yesterday, Mayor de Blasio announced that New York City had acquired, for $160 million, a large parcel needed to create the new Bushwick Inlet Park, located on the East River shoreline of Williamsburg, Brooklyn. The parcel in question is the 11-acre CitiStorage storage facility, which was ravaged by a seven-alarm fire back in 2015. The site's owner had been demanding up to $250 million for the land, and there were rumors the city would use eminent domain, though that appears to not have happened. “Today’s acquisition is proof positive that we keep our promises,” said Mayor de Blasio in a press release. “We are one step closer to realizing the vision of the completed Bushwick Inlet Park North Brooklyn deserves.” “On a per capita basis, Brooklyn Community Board 1 has one of the city’s lowest ratios of open space," said Brooklyn Community Board 1 Chair Dealice Fuller, also in a press release. "Since the 2005 rezoning our community has added tens of thousands of new residents, but the creation of new open space has not kept pace with the influx of new people. We are highly pleased that the Administration finally lived up to its promises and acquired the parcels that comprised the CitiStorage site. With the NYC Parks now leading the charge, we can begin moving forward to make this park a true reality.” This final parcel is just one of six that will go into the new 27-acre park; 3.5 acres are already finished and open to the public. The already-completed section, designed by Brooklyn-based Kiss + Cathcart, features a multi-purpose sports field, viewing platform, and community activities building, in addition to other amenities. Many ideas have been floated for the new park's design, including a "Maker Park" that would make sure of derelict industrial facilities near the inlet, though the City and NYC Parks have not released final plans. Four other parcels are currently in various stages of environmental remediation and development; the CitiStorage site must also go through a similar evaluation and remediation process. Once such an evaluation is complete, the City said in a press release, it will formulate a timeline for development. (The article's first image was taken from a 2005 Greenpoint – Williamsburg master plan created by Mayor Bloomberg's administration.)
Brooklyn-based firm Alloy Development has unveiled new scheme in Downtown Brooklyn that will boast 900 housing units (200 of which will be affordable), two new schools, and 200,000 square feet of office and retail space. The architect and development company will also design the scheme. The project known as "80 Flatbush" is being bankrolled by the Educational Construction Fund (ECF), a department within the New York City Department of Education that deals with development projects. It is sited next to the Atlantic Terminal, the Brooklyn Cultural District, and Barclays Center. In addition to the office and retail space, 40,000 square feet of the development—what Alloy called in a press release "neighborhood retail"—will be included in the scheme, as will 15,00 square feet of "cultural space." The latter was made possible by transforming the Khalil Gibran Academy (an old Civil War infirmary which dates back to 1860). This will then become an extension of the BAM Cultural District. As per the timeline outlined by Alloy, construction is set to start in 2019, with the project being built in two phases. The first will incorporate the two schools, both of which will be designed by New York studio, Architecture Research Office. Also included in this phase will be a 38‐story triangular residential block, office, and retail building. Phase one is due to be complete in 2022. Phase two, on the other hand, will comprise a 74‐story residential, office, retail tower and the rehabilitation of a coterie of buildings at 362 Schermerhorn Street. Phase two is due to finish in 2025. “It's rare for a developer to come to us for feedback in the earliest stages of a project,” said Peg Breen, President of the New York Landmarks Conservancy, in a press release. “But Alloy did that, listened, and made preservation a meaningful priority. We're very appreciative of their efforts. This project shows that development and preservation can work together and that investing in historic buildings makes economic sense. We're pleased to support this important project.” 80 Flatbush is yet to go through the Uniform Land Use Review Procedure (ULURP) and so final approval has not yet been granted.
Kohn Pederson Fox's (KPF) New York office has had their planned coterie of dwellings in Red Hook, Brooklyn, recognized by the American Institute of Architects (AIA)'s 2017 Design Awards. The project was commissioned by the New York City Housing Authority (NYCHA) and was a recipient of the Merit distinction in the Urban Design category; the New York chapter of the AIA identified KPF's work as an "outstanding design." Collaborating with Philadelphia-based landscape architects OLIN, KPF worked out a master plan that will serve as part of a contingency plan in response to the devastation Red Hook faced after Hurricane Sandy struck in 2012. After conducting community research, including surveys, workshops, forums, KPF now aims to install 14 "utility pods" that would provide heat and electricity to each building as well as doubling-up as a gathering place for public programs. In addition to this, a "Lily Pad" design will act as a flood barrier, using raised earth in the middle of internal courtyards, aided by an active flood wall with passive barriers. As renders depict, these spaces will become mounds where people can sit and relax. All in all, KPF's scheme will span 60 acres and service 2,873 residences. "These elements transform the experience of residents and guests by providing vibrant, social spaces in conjunction with the area’s infrastructural needs," said the architects. Last year, NYCHA reached out to developers to “finance, design, construct, and operate a campus-scale heat, hot water, and electricity generation and delivery network” that will supply 28 buildings housing 6,000 residents in the area. To aid the effort, the micro-grid will let the NYCHA produce its own energy and link up with the Red Hook Community Microgrid scheme. Projects recognized by the AIANY Awards will be on show at an exhibition at the Center for Architecture from April 21 through June 20, 2017.
New York State Governor Andrew Cuomo has unveiled a sweeping plan to revitalize Central Brooklyn, the latest in a spate of ambitious, big-budget projects he has proposed for the state's airports, trains, bridges—and election year 2020, possibly. The $1.4 billion initiative positions itself as a "national paradigm" for addressing health, violence, and poverty in low-income communities. Called Vital Brooklyn, the proposal will target Brownsville, East New York, Flatbush, Crown Heights, and Bedford-Stuyvesant, communities where residents face persistent barriers to health, education, and employment equity as well as the rising threat of gentrification. Targeting eight investment areas, Vital Brooklyn aims to augment the supply of affordable housing; build resilience infrastructure; invest in community-based violence prevention, job creation, and youth employment; tackle open space and healthy food availability; and improve healthcare access with an emphasis on preventative care.“For too long investment in underserved communities has lacked the strategy necessary to end systemic social and economic disparity, but in Central Brooklyn those failed approaches stop today,” said Governor Cuomo, in a prepared statement. “We are going to employ a new holistic plan that will bring health and wellness to one of the most disadvantaged parts of the state. Every New Yorker deserves to live in a safe neighborhood with access to jobs, healthcare, affordable housing, green spaces, and healthy food but you can't address one of these without addressing them all. Today, we begin to create a brighter future for Brooklyn, and make New York a model for development of high need communities across the country.” The lion's share of the plan—$700 million in capital investments—will go towards healthcare, followed by $563 million for affordable housing. The remaining money is split between Vital Brooklyn's six other initiatives, with food access getting the smallest portion of the funding. So far, Cuomo's plan is heavy on ideas but short on specifics. The healthcare component calls for more community health care facilities to fulfill current demand and provide additional preventative and mental health care services. To achieve this, a 36-location ambulatory care network will partner with existing providers, and to complement the health focus, the state will spend $140 million to ensure that all residents live within a ten-minute walk of parks and athletic facilities, and revamp existing facilities through grants. Vital Brooklyn also calls for building five-plus acres of recreation space at state-funded housing developments. Mindful that health outcomes and housing are linked, the governor confronts Brooklyn's affordable housing shortage with plans to build, build, build. With more than half of Central Brooklyn residents spending more than half of their income on rent, Cuomo's plan calls for the construction of more than 3,000 new multifamily units at six state-owned sites, with options for supportive housing, public green space, and a home-ownership plan. On the resiliency front, the state's projects aim to meet growing demand for electricity while shoring up the low-lying area's resistance to extreme weather. Under the plan, there could be 62 multi-family and 87 single-family energy efficiency initiative, plus almost 400 solar other projects in the pipeline. The initiative also calls for equipping Kings County Hospital, SUNY Downstate Medical Center and Kingsboro Psychiatric Center with backup power through the Clarkson Avenue microgrid project. Linked to the resiliency, Vital Brooklyn features a partnership between the Billion Oyster Project and the State Department of Environmental Conservation’s Environmental Justice program to expose area youth to habitat restoration practices on Jamaica Bay by adding 30 environmental education sites to the area. Through these sites, the Billion Oyster Project aims to reach 9,500 students who will learn about the benefits of oysters through the bay and SCAPE's Living Breakwaters Project on Staten Island. Not everyone is bullish on the plan, though. New York City Mayor (and Cuomo rival) Bill de Blasio, for one, is skeptical about the governor's follow-thorough. "Show us the money, show us the beef, whatever phrase you want," de Blasio said on WNYC las week. "I don't care what a politician does to get attention. What I care about is actual product." The state legislature has until April 1 to decide on the governor's budget, and negotiations may change the plan's final funding and form.
Swiss firm Herzog & de Meuron are a dab hand when it comes to converting power stations, especially the brick kind. Slathered in graffiti, the "Batcave" in Brooklyn began life as a rapid transit power plant in 1904. Come the 1950s however, the Thomas E. Murray–designed station had been decommissioned and in the decades that followed morphed into a punk squat and venue for New York's edgiest parties. Now the 113-year-old building will be reincarnated once again, this time as a manufacturing center for the arts, courtesy of Herzog & de Meuron. The "Batcave" will be a place for metal, wood, ceramic, textile and print production. Emulating their hugely successful approach to the former Bankside Power Station in London (now the Tate Modern), the focal point of Herzog & de Meuron's renovation revolves around the existing Turbine Hall. Here, space will be configured to create workshops. In addition to this, the Boiler House which was once demolished will be rebuilt. "By preserving, restoring and reconstructing essential elements of the original Power Station—some still intact and some long-ago demolished—this design strengthens its relationship to the immediate urban context,” said Ascan Mergenthaler, senior partner at Herzog & de Meuron in a press release. “The aim is to demonstrate sensitivity to the program by integrating existing layers seamlessly into a functional, modern manufacturing facility.” Residing on the banks of the Gowanus Canal, the "Batcave" got its name at the turn of the century when it became a hotspot for young urban explorers and artists who enamored its walls. Graffiti expert Henry Chalfant was invited to the Batcave to see if there was any wall art of historical significance. "If this place is renovated, it would be great if these interior walls were kept as they were and not made pristine again," he told the New York Times. Construction is due to begin this year and be completed by 2020. The facility will be run by the Powerhouse Environmental Arts Foundation. The foundation picked up the site in 2012 for $7 million and began environmental remediation under the New York State Brownfield Cleanup Program.
A controversial project in Brooklyn Heights sparked protest yesterday morning as developers cut down trees to make way for a condo tower on the site of a former public library. The project in question is the Brooklyn Public Library's (BPL) former Business and Career Library. Last year, developer Hudson Companies won a $52 million contract to replace the library's building at 280 Cadman Plaza. Hudson Companies' plans to redevelop the site includes a 36-story tower with 114 units of off-site affordable housing. As part of their deal with the city, the developer would build a new, 27,000-square-foot library located at the base of the new building. Fast forward to yesterday morning when contractors arrived to cut down several trees on the property in anticipation of demolition. Michael D. D. White of Citizens Defending Libraries was there, along with three fellow members, to protest the tree removal in the context of the library's sale and conversion to luxury condos. "First, [the city and the developers] take something valuable, then they trash it, then"—White gestured to the tree crews hacking away—"they drive away the constituency in all ways they can." As The Architect's Newspaper reported last November, Hudson Companies filed plans to demolish the library in early November, even before they closed the deal for the site. Department of Building (DOB) demolition permits have been filed, though their final approval is pending. A spokesperson for the developer confirmed that the tree removal was permitted and lawful. Hudson is removing five trees total: four within the perimeter of the property and one street tree on the Cadman Plaza West sidewalk for which it paid restitution to NYC Parks. "The construction team will be taking measures to prune and protect the remaining trees on the sidewalk during construction," the spokesperson said. "At the project’s completion, Hudson will plant new trees on the sidewalks per NYC requirements." As the building inches towards demolition, site conditions have deteriorated in some areas. A recent visit revealed a pile of leaves and trash that has accumulated around the library's former entrance, which is visible from the sidewalk but encircled by a metal security gate. Debris from the construction site has been the subject of ongoing community concern, especially since asbestos removal began in October of last year. When reached for comment on plans to clean up the mess, the Hudson spokesperson released the following statement: "Our crews make sure that all public areas around the site are cleared and free of debris at the end of each work day. We also expect them to keep the site itself as clean as possible, and will ensure that they adhere to that standard." The ongoing development begs a final question—what's happening to the art on the library facade? Working with an as-yet unnamed building conservation and repair company, Hudson has plans to remove and store the panels, while BPL is developing plans for the panels' eventual placement. Correction: This article initially stated that demolition permit approvals were pending the site's transfer of ownership from the city to Hudson. The permits' status is independent of the deal closing.
Residents of Bushwick, Brooklyn are taking planning into their own hands to preserve their neighborhood's character and forestall gentrification. Residents, neighborhood organizations, and members of Brooklyn Community Board 4 hosted a land use meeting this week to discuss the Bushwick Community Plan, a grassroots rezoning agenda to bring more affordable housing to the neighborhood's main thoroughfares, prevent tall towers at mid-block, and create a historic district along Bushwick Avenue, among other objectives. Around 200 residents showed up to the meeting, the culmination of work that began four years ago in response to the Rheingold Brewery rezoning. "I live in Bushwick, I don't know who I displaced out of my apartment," resident Sean Thomas told DNAinfo. Thomas has called the neighborhood home for two years, and he came to learn about his role in gentrification. The next meetings, in April and May, will focus on transit and open space planning, and economic development, respectively. Stakeholders will then draft a proposal for consideration by the city later this year. "It's crucial for this plan to be successful," said local activist Edwin Delgado. "If we leave things the way they are it's just going to be a continuation of what's going on... It's sad." More information on the Bushwick Community Plan and upcoming meetings can be found here. Despite residents' enthusiasm for community planning, New York has an uneven record of actually implementing these grassroots rezoning proposals. In 2001, the city accepted Greenpoint and Williamsburg residents' rezoning proposal—only to enact zoning in 2005 that contradicted the community's wishes. The city's plan encouraged tall towers on the waterfront, which caused property values to rise and engendered the displacement of mostly low-income residents of color. More recently, Mayor Bill de Blasio has made neighborhood-scale rezoning a priority, with plans to rezone Jerome Avenue, the Bronx; East Harlem, Manhattan; and East New York, Brooklyn (plus a now-tabled rezone of West Flushing, Queens).
This post has been updated to reflect WXY's planning role in the project. This week New York City unveiled plans for a $136 million garment factory and film lot complex in Sunset Park, Brooklyn. New York's WXY is planning the "Made in New York" campus, a waterside project that includes new space for film and television production, upgrades to existing facilities, and streetscape improvements at Bush Terminal. “We have used our ‘Made in NY’ brand to grow fashion and film companies, and today, we're committing some of our most important real estate assets to support them as well," said Deputy Mayor Alicia Glen, in a statement. "These industries support hundreds of thousands of families with good wages, and they need affordable and modern space to grow. The ‘Made in NY’ Campus represents the collision of our creative economy and advanced manufacturing. This is going to be a 21st-century working waterfront that keeps our city the capital of film and fashion.” Other, as-yet unnamed firms will design a 100,000-square-foot film and T.V. facility with sound stages, space for shoots, plus augmented reality and virtual reality facilities. Renovations to two existing buildings will yield almost 200,000 square feet of fashion manufacturing space for marking and grading, cutting and sewing, patternmaking, and sample-making. The city says the layout is meant to encourage collaboration and resource-sharing between tenants in different sectors of the industry. Outside, WXY-led improvements will add a new plaza, as well as energize a 43rd Street campus corridor that allows public access to Bush Terminal Piers Park. Potential food and retail tenants will have a chance to lease 7,500 square feet for their operations at the onsite SF Café Building. The 36-acre Bush Terminal, neighboring Brooklyn Army Terminal, and the Brooklyn Wholesale Meat Market together comprise the New York City Economic Development Corporation (NYCEDC) Sunset Park District, an industrial park that's home to more than 165 enterprises. The Made in NY campus is expected to open in 2020. The announcement recognizes the struggle core industries face in an increasingly expensive city. Five percent (182,000) of the city's jobs are in fashion, while the film industry employs 130,000. Though both industries sustain New York's glamorous image, many enterprises have trouble finding affordable space for local manufacturing and production. The city hopes the Bush Terminal campus will support existing companies while attracting new businesses. For some designers, it may be cheaper to work with factories abroad, but for many, a local facility allows for greater oversight and faster communication if, say, a client wants a new sample that day or a small run of a style that responds to new trends.
When touring a new set of apartments, one seldom expects to hear the units are "not for everybody" from the founder and CEO of the firm selling them. Brad Hargreaves of Common, however, isn't fearful his words will affect his business. New York–based Common, which manages nine co-living apartment buildings, prides itself on making living with strangers easier while offering a slew of amenities, including fully-furnished rooms, regular cleaning, WiFi, and more. This tour of 595 Baltic—the company's sixth location in Brooklyn—showcased their latest endeavor into the emerging co-living market. To get a place at Common, prospective tenants are interviewed and checks are made on their finances and background to ensure everything is in order. (This isn't Craigslist.) And while Hargreaves increasingly sounded like he was whittling down his audience in search of the right type of tenant, people are applying in their droves. Prior to opening Common Baltic, the company received more than 12,000 applications for an existing 120 rooms in New York and San Francisco. Walking into 595 Baltic Street—which can house 135 tenants—you're greeted by a lobby with elevators and two social areas coming off it. Herein lies the premise of Common: It aims to be a community, where faces are familiar and residents engage in activities together, even outside their apartment. "There are plenty of buildings where you can have your own private space and be anonymous in the elevator, but this is not that place," said Hargreaves. When setting up Common, Hargreaves said he and the firm took inspiration from the co-living culture in Europe, in particular, Bjarke Ingels' 8 House in Copenhagen. "In Europe, co-living is much more accepted. There are buildings built specifically for co-living residents, but not so much here," he said, later adding that Ingels' other housing projects in Denmark's capital acted as precedents for "fostering community." Common is attempting to establish this way of life in the U.S. Once a week, cleaners replenish kitchen basics (salt, pepper, kitchen roll) and tidy up the shared living spaces. All apartments are fully furnished, complete with washers, dryers and SONOS speakers. A gym, bike storage, and 40 parking spaces are available too. "We wanted to create a residential management company that specifically addressed the challenges of moving to a city and living with strangers," Hargreaves continued. "The biggest part of this, is the idea of community. We like that people here don't just open their doors to a hallway, they open to a living room where there are other people." "Communities" are bound by floors which typically hold 15 to 25 residents. On each level there is a "house leader." This person, who volunteers their services in the application process, keeps most things in order and plans events and activities for residents to take part in. Common even provides $50 a month per person for this. Floor managers also enjoy subsidized rent. The experience sounds akin to living in university dormitories. At 595 Baltic, "traditional," more private dwellings are available to rent too, the split is 50/50 between co-living and traditional apartments. Sophie Wilkinson, head of design and construction at Common, said the bedrooms across the nine Common locations all the same. Social areas, though, are slightly different and offer some variation. Wilkinson also explained that floors weren't designed for a "specific type" of person in order to avoid cliques. Fostering and focusing on a particular community can have its consequences. In his own article, Hargreaves studied two polarizing communities: The Villages in Florida, where the community is 98.4% white with a median age of 71; and Kiryas Joel, New York—the poorest zip code in the U.S.—where the median age is 13. "There’s a lot of talk right now about building new cities. But there’s surprisingly little attention or respect paid to the people who are actually doing it," he said. On the flip-side, Hargreaves argued: "People are complicated, building for humans is messy business, and the designs that work are often not the designs we want to work." "Our community spaces are intimate and comfortable, and become an extension of your suite, as another space for you to retreat to (by yourself or with friends)," Wilkinson added. "When designing the interiors of the suites, we considered comfort, layout, and convenience. Our members move in with a bag and a toothbrush and can be cooking that evening and crashing on the sofa that night. Our design style is focussed on quality with an eye to creating a relaxing home, but once moved in, members add their own furnishings, art, color, and style." If you do not like your community, those at Common are free to move to other locations and floors when the opportunity arises. Hargreaves, however, said that the main issue was having to turn people away. Developers it seems, are happy too. In June of 2016, Common raised $16 million with significant investment from the real estate community; led by 8VC, participants included Circle Ventures, the technology arm of the Milstein Family, LeFrak, Solon Mack Capital, Ron Burkle’s Inevitable Ventures and Wolfswood Partners. Common residents at 595 Baltic will begin moving in at the start of February. Common isn't, however, the only company vying for a share of the co-living "pie." Micro-apartment with similar amenities and living arrangements are also on the rise.
Images for the Pier 5 uplands project at Brooklyn Bridge Park have been unveiled by landscape design studio Michael Van Valkenburgh Associates (MVVA). Construction started last year, but now renderings depict what Pier 5 will look like. Images depict a slender, eel-like grassy mound meandering lengthways through the 4.5-acre park. The project stretches out across Furman Street and the Brooklyn-Queens Expressway, acting as a sound barrier to ward off traffic noise. This will hopefully make the esplanade on the other side more peaceful. 17,000 square feet of green space will be added too, courtesy of a reworking of the Joralemon Street entrance. This new configuration will also link MVVA's work to the existing park and its seated waterfront area. As of now, Pier 5's perimeter includes a 30-foot wide promenade that offers "magnificent views of lower Manhattan, Governors Island, and the New York Harbor." Promenade features also boast three viewfinders, one of which is ADA accessible. On the Furman Street side, further work will include a new entrance to Montague Street along with general pedestrian improvements. A boathouse, a horticulture lab, and more restrooms will be added too, with the former being used for park programs open to the public. Michael Van Valkenburgh Associates has also done work for Piers 1, 2, and 6. Though the uplands at Pier 5 currently holds an array of soccer, soccer, lacrosse, rugby, flag football, and ultimate frisbee fields, Interim President of the Brooklyn Bridge Park Corporation (BBPC) David Lowin said he aims for the area to be a "more restful counterpoint." The BBPC recently announced that the Pier 5 sports fields will be closed until Spring 2017. This article appears on HoverPin, a new app that lets you build personalized maps of geo-related online content based on your interests: architecture, food, culture, fitness, and more. Never miss The Architect’s Newspaper’s coverage of your area and discover new, exciting projects wherever you go! See our HoverPin layer here and download the app from the Apple Store.
Brought to you with support fromAfter nearly ten years, Downtown Brooklyn's City Point—a three-phase, 1.8 million-square-foot mixed-use development—was recently completed. It features a unique assemblage of housing towers—one dedicated to market-rate housing, with another predominantly containing affordable housing—atop a shared retail podium. Designed by New York–based architecture firm COOKFOX, the development is directly adjacent to the planned Willoughby Square Park, Albee Square, and the historic 1908 Dime Savings Bank. The architects said the project is about “tying together Downtown Brooklyn’s grand past with its thriving future.” This is represented through a dynamic faceted massing strategy that responds to a triangular corner lot on Fulton Street, and a white and pale gray terra-cotta rainscreen that subtly reflects the marbled exterior of the century-old bank next door. COOKFOX spokesman Jared Gilbert said when the project began in 2007 only 200 units of housing existed in the neighborhood, which now boasts tens of thousands of units. "We needed to design something that met this new reality of Downtown Brookyln, which is that it is a full-service 24-hour neighborhood." As architects increasingly confront the issue of contextualism of our cities, terracotta rainscreen manufacturer Shildan is seeing an enormous increase in demand. "We see many more terra-cotta projects each year, with projects getting larger and more complicated. Designers are pushing the envelope to create more complicated shapes, details, and custom finishes, and it’s not just the architects and owners [who] need to be satisfied. We work closely with various kinds of administrators, historic commissions, city planners, government boards and committees, etc—those with a vested interest in seeing the entire context unfold cohesively.” City Point's Phase One retail base is composed of a typical stick built facade with layers of waterproofing and insulation over stick built metal stud construction. An applied rainscreen system by Shildan is installed by first mounting a framework of sub-girts with integral clips to the facade. The open joint terra-cotta panels are then hung off this system. Moshe Steinmetz, president of Shildan, said City Point was a milestone terra-cotta project in the US for its incorporation of custom blends of glazes and profiles. "There has been more and more demand for unique glazing. We are now seeing unique glazing on the terra-cotta on about 50% of our jobs." Steinmetz says terra-cotta has a particular "wow factor" that provides an owner an exterior facade system that has energy savings, incorporates healthy wall construction (open joint rainscreen systems minimize mold and mildew growth), low maintenance, and high durability. He says 30- and 40-year-old terra-cotta systems are clearly outperforming other building components: "You don't see the age of the building on the terra-cotta material - you see it elsewhere in the the windows and other finishes." The architects incorporated two terra-cotta extrusions into the design that are finished in a series of glazes and colors that helps to randomize the facade. The resulting variation promotes what their office calls an interest in the concept of biophilia—people’s natural affiliation to the complexity of natural patterns in the world. This subtle variation in the glaze and the variation in profiles and the way they are randomly deployed is to create a somewhat more natural pattern and rhythm,” said Susie Teal, senior associate at COOKFOX. This interest in patterning can also be seen in Phase Two, which was recently completed. At over 1 million square feet, this phase includes a retail podium and two residential towers that involve separate developers with separate programs. Teal said Tower One includes 80% affordable housing and features a “low-budget facade system” composed of prefabricated “megapanels,” unitized 10-by-40-foot panels, by Island International Exterior Fabricators in a defunct Long Island-based airplane hanger. The panels were craned off a truck, set onto the facade, and gasketed together for rapid assembly. The wall panels are finished in a standing seam zinc with staggered spacing varying from 5-inches, 10-inches, and 20-inches. Randomly locating the zinc standing seams helped the architects visually conceal large 1-inch joints while mimicking a more varied natural pattern. "This helps to blend in a construction system so you don't see a lot of seams," said Teal. “Also, zinc is a natural material—most famously used in Parisian roofs. It lasts a long time and patinas dependent on the local atmospheric conditions. The north side might end up weathering different than the south side. This was all intentional. In order to watch this material change, we have randomly distributed stainless steel panels that will stay bright and shiny.”