Posts tagged with "Handel Architects":
Long Island City’s booming waterfront could be getting yet another high-rise, mixed-use project. However, this time the developers are proposing something new: the inclusion of factory space with the shiny new apartments.
After a year-long selection process, the New York City Economic Development Corporation (NYEDC) chose developers TF Cornerstone (TFC) to lead the $925 million mixed-use development on the 4.5-acre site at 5-40 44th Drive and 4-99 44th Drive, as first reported by the New York Times. ODA, Handel Architects, and Mathews Nielsen Landscape Architects are the architects.
TF Cornerstone’s proposal will see a 1.5-million-square-foot, two-building complex with 1,000 rental apartments as well as 100,00 square feet of light manufacturing space. There will also be 400,000 square feet of offices, 19,000 square feet of stores, an elementary school, and a one-acre waterfront park along the Anable Basin on the East River.
The two towers are planned to rise to around 65 stories and 50 stories but will taper towards the top. The apartments will range from studios to three-bedroom units and 25 percent of the units will be below market rate in accordance with the EDC's Request for Proposal (RFP).
“One of the primary goals of this project is to support the commercial, technology, artisan, and industrial businesses of Long Island City, while also balancing that work environment with [the] market and affordable housing,” Jake Elghanayan, principal at TFC, said in a press release. TFC will also be working with three other development partners: Greenpoint Manufacturing and Design Center, Coalition for Queens, and BJH Advisors.
New York’s current zoning laws separate housing and manufacturing industries, creating clear boundaries in the city as to where factories can be. This project, which still has years to go before construction starts, will require rezoning approval to include manufacturing space in the development. If all goes according to plan, however, the project is expected to be completed by 2022.
The residential tower has been plagued with issues since last year when news got out that it had sunk 16 inches since its opening in 2008 (make it 17 now). It’s not just sinking, either—the tower is settling unevenly and leaning more towards the northern side in a 14-inch tilt from the building’s roof.
Millennium Partners, the developers behind the Handel Architects–designed building, hired a team of engineers, who believe they have a solution that will prop the tower back up. According to LERA and DeSimone Consulting Engineers, drilling 50 to 100 new piles down to bedrock from the building’s basement will rectify the problem. This fix could cost up to $150 million.
The building’s million-dollar apartments have attracted big-name buyers, including San Francisco Giants outfielder Hunter Pence and former 49ers quarterback Joe Montana. But when it was revealed that the tower had sunk more than its predicted six inches, residents filed individual lawsuits. The tower’s homeowners association (HOA) also filed a case against both Millennium Partners and Transbay Joint Powers Authority, the firm behind the adjacent Transbay Transit Center.
The gravity of the situation is increasing as a new report by Arup, which has conducted previous reports on the tower, reveals that the rate of sinking remains constant with no sign of let up. “This accelerated movement highlights the need to retrofit the foundation as soon as possible,” Daniel Petrocelli, who is the lead attorney against the developer, said in a statement in NBC Bay Area.
A statement released by the developers in response to the report continued to pin the blame on construction of nearby developments, which they claim destabilize the soil under the tower. “We are hopeful that the HOA will take steps to protect the building from further harm from adjacent construction at the Transbay Transit Center and Salesforce Tower projects,” the statement read. “Our top priority has always been getting to a fix.”
Today at Facades+ New York, The Architect's Newspaper's conference series on innovative building envelopes, AEC professionals gathered for a day of talks on the challenges and opportunities presented by the design and construction of high-performance facades.
To kick off the afternoon session, Blake Middleton, partner at Handel Architects and Lois Arena, senior mechanical engineer at SWA convened to talk about “The House” at Cornell Tech. The 26-story, 350-unit building, on Roosevelt Island on the East River, is the largest Passive House–certified structure in the world. AN editor-in-chief William Menking was on hand to moderate the post-talk Q+A.
Passive House certification, Arena explained, is the most rigorous building standard in the world. Why? The certification is based on performance—and the performance levels that Passive House demands are five to ten times higher than current building codes require. So, to meet the exacting standards, Arena and Blake revealed just how they rose to that challenge with their project at Cornell Tech.
There are six key factors, Arena said, to achieving the certification: siting, compact shape, the proper enclosure, a low energy HVAC system, energy efficient appliances and lighting, and, crucially, user-friendliness.
The Cornell Tech building is sited due south to maximize solar gains. Middleton added that minimizing the facade’s exposed surface area was key to the certification: the designers used a “wrap” metaphor for what the facade might be, a form that's connected to the geology of the island. With a facade that’s 23 percent glass, “the design goal was to break down that scale and solidity with banding,” he said.
Functionally, the team used a prefabricated panelized wall frame for the facade, both for quality control and to achieve desired R-values of 19-40, depending on the wall’s thickness at various points.
To really double down on efficient energy use, The House has a feedback system to encourage occupant participation whereby residents can see how much energy they are using. The system, as a result, promotes friendly competition between floors to meet or beat projected energy use. Meanwhile, a centralized mechanical ventilation system helps maintain optimal airflow, but each room—per Passive House standards—comes equipped with fully operational windows to encourage natural ventilation.
Building on the success of the Cornell Tech project, the team’s next projects include a 700-unit Passive House–certified affordable housing development in East Harlem. To find out more about The House, check out another Q+A AN did with Blake earlier this week as well as more previous coverage here.