Posts tagged with "Manhattan":
In late December, Christmas came early for DDG Partners as work started again on its controversial development on Third Avenue and East 88th Street. The project, though, has become embroiled in a zoning furor with neighbors, experts, politicians, and the Department of Buildings (DOB). And the battle, despite workers being back on-site, doesn’t appear to be over.
Local resident group, Carnegie Hill Neighbors (CHN), has been feverishly fighting the development since it was given the go-ahead in summer 2015. In March 2016, CHN enlisted the services of planning expert George M. Janes to help the cause.
After looking at the zoning drawings, Janes said he noticed a “tactic to subdivide the lot” so that DDG’s building would no longer face on to East 88th Street. By avoiding this, the firm escaped further zoning laws triggered by coming up to the street’s edge.
Two months later, councilmember Ben Kallos and Manhattan Borough President Gale A. Brewer penned a letter to the city flagging the issue and calling for construction to be halted. They succeeded and work stopped in May.
The case is complex. Janes’s argument in the zoning challenge outlined the following: If the building did fall flush with East 88th Street, then this portion of the structure—known as the “sliver”—would be limited to 60 feet tall. Along the edges of this sliver running perpendicular to the street, however, no “legal windows” for habitable apartments would be allowed, thus wasting floor space.
“I understand why they did what they did from a design standpoint,” said Janes. “That doesn’t make a difference in terms of the law though.” Janes, in fact, is sure DDG’s updated plans still break the law. “It’s just a matter of whether the DOB will enforce the law,” he said.
In a statement, the DOB said: “The side lot on 88th Street increased in size from 4 by 22 feet into a 10- by 22-foot developable parcel. DOB’s action reduced the size of the new building by 1,200 square feet. The developer will be required to build two means of egress on Third Avenue.”
Interestingly, even though the building’s base does not face East 88th Street, the developer’s listing of condos names the address as “180 East 88th Street” as seen on 180e88.com. The DOB meanwhile, refers to the development as “1558 Third Avenue.”
Janes has submitted another zoning challenge on behalf of CHN, including a letter signed by Kallos, Brewer, New York State Senator Liz Krueger, and Lo van der Valk, president of CHN. The modifications are “really very small,” said Janes. “The lot is still in common ownership, there are still the same issues.”
In the letter obtained by The Architect's Newspaper, the signatories collectively state their objection “to the developer’s absurd efforts to gerrymander its tax and zoning lots to avoid zoning requirements for buildings facing East 88th Street, which the DOB has apparently accepted in approving the project.”
The letter also reads:
The policy implications of this approach for the City are huge. Developers seeking to avoid zoning restrictions that are triggered by street frontage can merely carve off a tiny tax lot, obtain an access easement, and continue to reap all the benefits that the tax lot might offer, other than the tiny amount of floor area these micro-lots produce—a trade-off many developers will embrace given the premium price for height and high-floor apartments.
This was submitted on December 8 and Janes was initially optimistic given the lack of immediate reply that usually comes when a challenge is declined.
Additionally, van der Valk spoke of his desire to curb building heights on the Upper East Side in the wake of the project. “The long-run solution is to impose some building height restrictions in the area,” he said. “This building has some very tall floors, some of the tallest we’ve seen.”
DDG Partners’ tower will rise to 467 feet (excluding mechanicals), using only 32 floors. According to The Real Deal, DDG purchased the site in 2013 for about $70 million and has an estimated sellout of $308 million for the 48 condos on offer.
In a statement, DDG spokesperson Michele de Milly said: “We are pleased that the Stop Work Order was lifted following the Department of Building’s comprehensive audit. Most importantly, hundreds of construction workers can now get back to work on the site in order to meet our completion goal for late 2018.”
The developer also contributed nearly $20,000 to Mayor Bill de Blasio’s Campaign for One New York, a nonprofit that supports the mayor’s social initiatives. DDG declined to comment on the donations when asked in May 2016. It said, however, that it “has and will continue to support public officials with a positive economic development platform that allows New York City to remain a beacon and attraction for the rest of the world.”
The result of seven month’s work, involving copious amounts of organizing, planning, scheduling, revising, assembling, testing and eleventh-hour tweaking, culminated in a five-day art frenzy: The Armory Show 2017. Held on Piers 92 and 94 in New York City, this year's fair hosted 200 galleries from 30 different countries—a significant reduction from the previous year's showing (230). However, Bade Stageberg Cox Architects (BSC) designed the layout of the show and the New York firm was on hand to remind visitors how effective the Miesian principle, "less is more" can be.
"We're always playing with scale," said Jane Stageberg, a principle at BSC who showed The Architect's Newspaper around. "The art is big, so the space must be big!" One way to get more space is to have fewer galleries, argued Stageberg, who added that on the flip side, this afforded galleries more floor space to work with themselves. The result was a more fluid and dynamic experience of The Armory Show.
In 2016, Pier 94 had three aisles of circulation, whereas this year two were employed, facilitating a much smoother and more logical route up and down the pier. This also allowed BSC to create what Stageberg called "town squares." For an experience that had the potential to feel like a head-spinning cavalcade of art, the open spaces offered visual relief and acted as convenient meeting points. They also housed "big" public art, making them handy tools for way-finding. Saying "meet by the red and white polka-dotted mushrooms" (or to the more sophisticated "Yayoi Kusama's 2016 work, Guidepost to the New World") made for an easy-to-find reference point. Or, if that didn't take your fancy: the champagne bar by the hanging piano (Sebastian Errazuriz's 2017 piece, The awareness of uncertainty).
"Our goal was to open up the plan and create sight-lines, carving away corners to create diagonal views," Stageberg explained. "The galleries realized that this was good for them too as it meant more exposure. Their goal is to sell art and that's our goal too." The risk paid off, though, as galleries did well. “We sold an enormous amount,” said Sean Kelly, whose Chelsea gallery can be found on 475 10th Avenue.
Additionally, Stageberg said that the bones (especially the roof) of Pier 94 itself were also exposed to acknowledge the site's industrial past. In a refined environment predominantly comprised of white gallery walls, the juxtaposition of evident decay seen on the roof and odd bits of wall was a welcome sight.
On Pier 92, this was less the case, but the inclusion of generous amounts of daylight made possible by numerous windows, supplemented the sense of place BSC strove for. Around these areas of fenestration was more "public space." (This year, public space made up more than a third of the square footage allocated to galleries.) In a setting where square footage and wall space are prime real estate for galleries, the decision to do so was justified as visitors came in record numbers (65,000 over five days—the most ever). In addition to this, the show's busiest days over the weekend were gloriously sunny. Light shimmered off the Hudson and the pier—which is roughly 30 feet narrower than its neighbor—felt open and breathable.
Another advantage of this was simply being able to see where you were in the scope of the city. Be it views of BIG's Via 57 or simply Pier 94, the windows aided orientation and provided a pleasing change of focus. This was particularly the case in the VIP Lounge on Pier 92 where a large window punched through the end of the pier was the highlight of the show’s premium venue.
BSC has been working The Armory Show since 2011 when the firm began designing the 2012 edition of the fair. Between then and now, two directors (Paul Morris and Noah Horowitz) have come and gone, but this year marked the second year BSC had been working with its current director, Ben Genocchio.
For the 2017 show, Genocchio wanted Piers 92 and 94 to be in greater unison. Curatorial programming at previous shows had created a disconnect between the two piers, a phenomenon amplified further due to their differences in elevation (Pier 92 is almost one story higher than its neighbor) resulting in tricky circulation. To challenge this, both modern and contemporary galleries could be found on the two piers and emphasis was placed on the corridor that linked them.
It wasn't all smooth sailing on the water, however. While an oversized floating concrete block (Drifter, by Studio Drift) did well to draw visitors to the connecting stairwell, traveling between the two piers was still awkward. This problem, though, may be impossible to solve. Stageberg was disappointed in the food outlet "Mile End" at the end of Pier 94. "It felt like a dead-end space," she said. Likewise, it's hard to see how such an issue will be resolved without sacrificing more gallery space.
Stageberg, though, took this as a positive. "We're learning what we can do next year," she said. “We’re very pleased with how the public spaces in general turned out, they were really needed.” In the end, it's the piers' quirks that make The Armory Show what it is. There are few, if any, places where you can gaze over millions of dollars worth of art amid expertly organized chaos, all under one, slowly dying roof in the middle of New York.
Anbang knows the Waldorf Astoria's history is a large part of what makes this hotel so unforgettable. That is why we fully supported the commission's recommendations for designation of the Waldorf Astoria's most important public spaces and applaud the commission on achieving landmark status for them.LPC’s designation protects many of the public spaces throughout the first three floors of the iconic art deco building, including the Park Avenue Lobby, entry hall on the ground level, and the Grand Ballroom on the third level, one of the largest event spaces in the New York City. The designation currently awaits approval by the city council.
It is deeply disappointing that the Landmarks Preservation Commission chose to approve a design which is so patently inappropriate for the Greenwich Village Historic District and for Jane Street. The design is barely changed from the one roundly criticized by the public and rejected in January. It still looks like a chain motel, it’s still too large, and it still sticks out like a sore thumb. The changes made by the architect since January are the proverbial rearranging of the deck chairs on the Titanic. This design might look at home next to the off-ramp of I-95, but it does not make sense on this historic side street. We hoped for better from this architect, and from the Landmarks Preservation Commission.Though the project received unanimous approval, the commission urged the architects to continue to refine the design, especially the windows at street level.