On Tuesday, the LIC Post reported that some residents who received units through the affordable housing lottery in a (SHoP-designed) Hunters Point South high-rise are renting out their units on Airbnb. Market rate tenants expressed righteous indignation, and poor-shamed their neighbors for "gaming the system." In New York City, renting out your rented place on Airbnb is illegal, but is it really wrong? A Hunters Point South Commons tenant named Nathalye listed her two bedroom apartment on the site for $50o per night, plus a service and cleaning fee. Two other units in the development's two buildings were listed for rent, as well. Designated affordable units in the Related Companies development range from $494 to $1,997 for a studio, and $743 to $4,346 for a three-bedroom, depending on household earnings. The New York Post asked building resident Chris Dyer for his take on tenants renting out their affordable units: “they should be super grateful because so many people applied to try to get in, and they should not be taking advantage of the situation. I think those people should be held accountable and kicked out of their lease.” Proponents of sites like Airbnb claim that the site fills an unmet need for less expensive accommodations in a city where the average hotel room costs $297 per night. Opponents note that Airbnb inflates housing costs in the long run and displaces lower-income residents. It's easy to invoke tropes of the "worthy poor" to shame affordable housing tenants who earn extra income through Airbnb. In May, Gothamist outlined the subsidies and incentives that this (mostly market rate) development received: "While Related is not receiving 421-a subsidies for the Hunter's Point South apartments, [the developer] told us that his company is benefiting from a 'one-off' deal, which includes a 40-year tax break agreement (details were not disclosed). As an affordable housing project, the project also got $185 million in tax-exempt bonds from Cuomo, $236 million in said bonds from the Housing Development Corporation, and $68 million in subsidies from Housing Preservation and Development." A full discussion of ethics and affordability is outside the scope of this short post. But, in a city that's increasingly unaffordable for all but the very rich, it's worth asking: are tenants in affordable units so very different from market rate neighbors units or homeowners using Airbnb to make a buck?
Posts tagged with "SHoP Architects":
It's a big week for big Brooklyn skyscrapers. Yesterday, SHoP Architects and Kohn Pedersen Fox Associates unveiled plans for towers within a block of each other, in the Brooklyn Tech Triangle. KPF is developing the 400,000 square foot office and retail project at 420 Albee Square in partnership with JEMB Realty and the New York City Economic Development Corporation (NYCEDC). At 600 feet tall, the tower will be 400 feet shorter than SHoP's, but it will still reign as Brooklyn's second tallest building. Plans for tall towers in Brooklyn are years in the making. In 2004, the Downtown Brooklyn Development Plan rezoned the district bounded by Flatbush Avenue, Fulton Mall, and Willoughby Avenue to spur the development of office space and academic facilities (the area includes parts of the Brooklyn Tech Triangle). Blocks adjacent to this commercial core were rezoned to accommodate denser residential development and ground floor retail. The city has invested $300 million in open space and infrastructure improvements in the Tech Triangle. In a statement, KPF claims that 420 Albee Square is the "first ground-up construction of commercial space since the re-zoning." The effects of the zoning changes in the city's third largest commercial district are especially noticeable on Fulton Mall, where longtime businesses catering to low- and middle-income shoppers are being replaced (homogenized, some say) by upscale national chains. The NYCEDC claims that, to remain competitive, the city needs 60 million square feet of office space built by 2025. How the additional office space catalyzes change in downtown Brooklyn remains to be seen.
In August, AN speculated that a super skinny, supertall tower was coming to Brooklyn. Now, real estate watchblog YIMBY has uncovered a design by SHoP Architects for the 90-story, 1,000-foot-tall tower slated for Downtown Brooklyn. The tower, at 340 Flatbush Avenue Extension, will have 550 residential units and 140,000 square feet of commercial space. A representative from SHoP, however, stated that the "current rendering circulating is preliminary and outdated. We cannot provide additional material at this moment." The project's tentative completion date is set for early 2019. JDS Development is financing the project. Sound familiar? SHoP and JDS partnership are currently collaborating on the 1,428-foot-tall condominium tower rising at 111 West 57th Street. Two important structures share the same block. The (landmarked) Dime Savings Bank, at 9 Dekalb Avenue, was purchased for $90 million from JP Morgan Chase as part of the development package. The bank will be incorporated into the scheme of the structure, though SHoP has not revealed how this will happen. The other structure, Junior's restaurant, sits at the prow of Flatbush and Dekalb, but cheesecake fans can relax: after turning down a $45 million offer from an unnamed developer last year, the owners are unlikely to accept a buyout.
On October 20, the Landmarks Preservation Commission (LPC) approved the Howard Hughes Corporation and SHoP Architects' re-visioning of the South Street Seaport's Pier 17—with one crucial change. The developers will comply with the LPC's request to remove a glass pergola shading the rooftop lawn. The 250,000-square-foot, $200 million Pier 17 retail mall and public space is the anchor of the Seaport makeover. Though the LPC approved the design in 2013 (and construction has begun), the LPC review last week was precipitated by the addition of the pergola and the demolition of the adjacent Link Building, two unapproved aspects of the initial development plan. When the pier plan was introduced in August, the LPC raised concerns about the pergola. Neighbors' fears were classic NIMBY: residents worried that covering the lawn would draw bigger crowds to the Seaport's popular concerts and events. Though the LPC can't regulate city vistas, neighbors also voiced concerns that the pergola would block views of the Brooklyn Bridge. Now, residents will enjoy unobstructed—or at least less obstructed—views of the bridge, as well the last coup from the LPC meeting: modified paving on the site's access road. The road is an extension of Fulton Street that will encircle the front of the pier. Instead of asphalt, visitors will tread on precast concrete pavers. Though the Pier 17 deal seems like a relatively utopian public-private compromise, controversy over the overall development looms. Neighbors and preservationists have greeted SHoP's planned, 42 story, 500 tower with vociferous opposition. While the tower is not in a historic district, and thus outside the LPC's purview, the community continues to debate the project. Another major (and potentially contentious) project in the area is the S. Russell Groves–designed, 60 story skyscraper at 151 Maiden Lane, announced in September. The typology of the South Street Seaport reflects its status as one of New York's oldest districts. Like all historic neighborhoods, it must contend with the priorities of a densifying city. It remains to be seen how SHoP's plan, and other nearby redevelopments, impact the district's function and character.
Vishaan Chakrabarti departs SHoP to begin his own practice, the Partnership for Architecture and Urbanism
Architect and planner Vishaan Chakrabarti has had some crazy ideas over the years. In the past he has worked to convert an old Post Office adjacent to Penn Station into the monumental Moynihan Station and helped shape a loopy scheme to transform the former Domino Sugar Factory on Brooklyn's Williamsburg Waterfront. In 2013, he even spearheaded a proposal to extend Manhattan island to connect it with Governors Island and project a new plot of land into New York Harbor. It's fair to say that Chakrabarti thinks big. Today, Chakrabarti announced his latest big idea: his own architecture firm called the Partnership for Architecture and Urbanism (PAU). "All architects have something in them says they want to start their own firm," Chakrabarti told AN on Thursday. "I certainly thought about it in the past. I realized if I didn’t do this now I wouldn’t do it." He hopes PAU can return relevance to a profession that the public has relegated to "navel gazing." Rather than viewing buildings as shiny objects, PAU will look at how they interact with cities and across disciplines, accounting for the building user's experience and that of passers by. Chakrabarti has assembled a diverse and prestigious resume, working at top posts in the public and private sector. He started his career at SOM. Six years later he was named head at the Manhattan office of the Department of City Planning under Dan Doctoroff where he worked on projects like the High Line. Later he joined development firm the Related Companies, where he was named Executive Vice President of Design and Planning. The list goes on. Chakrabarti served as Director of the Columbia Center for Urban Real Estate in 2009 and is an Associate Professor of Professional Practice at the Columbia University Graduate School of Architecture, Planning, and Preservation (GSAPP). In 2012, he joined up with the skyrocketing firm SHoP Architects in the midst of several mega-projects including a number of skyscrapers and Essex Crossing. He published his book, A Country of Cities: A Manifesto for Urban America, in 2014, expounding a manifesto of urban living. "For me, PAU is really an opportunity to synthesize all of that experience into one direction," Chakrabarti said. "To bring to bear all I have learned—it’s a great chance to bring all that experience together." He plans to draw on both his planning and architecture background to create a more holistic firm. "I think this is a healthy and important thing for the future of architecture, to understand the context in which we practice," he said. "It’s about speaking multiple languages." In his work, teachings, and writing, Chakrabarti has been a staunch supporter of cities and the urban density that makes them tick. PAU, set to be based in New York City, will focus on those cities. "You’ll see a very strong focus on cosmopolitan architecture and strategic urbanism—how we’ll have an impact that’s very directly associated with cities," he said. "That division—architecture and planning—is what makes cities work," he continued. "It used to be that the professions were joined at the hip. You could think of architecture as an outcome of innovative planning. That’s no longer the case." PAU will concentrate on architecture and strategic planning, including master planning, advocacy, and urban design. The firm's first clients include Google's Sidewalk Labs, a new project with Two Trees Management, and a new cultural building in Manhattan. Chakrabarti said he couldn't disclose concrete details about those projects and noted that his firm would begin unveiling them in coming months. Describing his work with Sidewalk Labs, Chakrabarti said his work will prioritize "the future of the city and technology and how technology can create innovation and make our lives better by elevating quality of life. It thinks about everything from changes to the automobile to changes in how we use services in the city." PAU's cultural commission "will talk about the future of how culture interacts with the city and integrates with the urban experience." He added, "It's not just another black box." PAU will initially focus on metropolitan areas in North America. "I’m very interested in the betterment of the American city," he said. "Mayor’s around the country have really caught on to this—that design is a critical piece of attracting human capital and making cities better places." Chakrabarti said the firm may eventually work internationally, but with strong caveats against working in nations that abuse labor or are not transparent and accountable.
Not content with 423,000 square feet designed by SHoP Architects in San Francisco’s Mission Bay, Uber is expanding into Oakland. The company purchased the former Sears building from developer Lane Partners, who bought the building last year. Genlser is on deck to transform the old department store into 330,000 square feet of creative office space. The iconic chunk of real estate prominently faces both Broadway and Telegraph Avenue and its redevelopment marks a turning point for Oakland. Renamed Uptown Station, the building is located atop the 19th Street BART station. The ride-share company plans to locate up to 3,000 employees in the Oakland headquarters, noting that some 2,000 Uber employees currently live in the East Bay. According to the San Francisco Business Times, the expansion is a game changer for Oakland. It reported that if Uber fills the whole space, it “would become Oakland’s largest employer, that isn’t a government agency or medical center.” Gensler’s proposed renovation of the Sears Building comes with a possible $40 million dollar price tag. Interactive renderings done by Steelblue for Lane Partners show the old building stripped down to the concrete and brick, with an 85-foot-tall atrium spilling light into an interior courtyard full of retail spaces on the first floor. "We're proud that Uber was attracted to Oakland's creative energy, incredible talent, progressive values, prime location and accessibility to the entire region," Oakland Mayor Leslie Schaaf was quoted as saying in the San Jose Mercury News. While Uber will surely attract more investment in the neighborhood, Downtown Oakland’s revival since the 1989 Loma Prieta earthquake has also led to increasing displacement in the city’s urban core. Last month, UC Berkeley researchers at the Project For Urban Development released a study that tracks displacement and gentrification in the region. The accompanying interactive map shows a swath of advanced gentrification along Broadway from the Old Oakland historic district to the Temescal neighborhood.
Architecture firm S9, a division of Perkins Eastman, is moving ahead with plans for the New York Wheel, what will soon take shape as an enormous Ferris wheel on the Staten Island waterfront. https://youtu.be/eeIobTnXp-4 According to development watch-blog Yimby, construction cranes have appeared on the Staten Island site of what will one day be the largest Ferris wheel of its kind in the Western Hemisphere. Perkins Eastman says the wheel is "designed as a composition of geometric forms clad with vertical terracotta fins, strategically interrupted by terraces, ramps, and stairways that are inspired by the juxtaposition of the surrounding foliage and the rock formations at the Palisades Sill" The wheel design and manufacturing will be fronted Mammoet-Starneth, which specializes in giant wheel construction. The company also worked on the London Eye, built along the River Thames in 1999. Additional plans for a similar project in Dubai are also in the pipeline. In 2012, the London Eye was, according to David Marks of Marks Barfield Architects, "the most visited paid-for attraction" in the UK and third in Europe after the Eiffel Tower and Disneyland Paris. The New York Wheel has similar aspirations, but its success hinges on whether visitors will opt to take the five-mile, free ferry ride from Lower Manhattan. Keeping tourists on Staten Island has been a long standing issue for New York City officials, according to the New York Times. "Every year, two million tourists ride the Staten Island Ferry, and yet most of them never leave the terminal," the newspaper reported. Aiming to be open seven days a week and 350 days a year, the wheel would operate from 10:00a.m. through 10:00p.m. or midnight, staying open until 2:00a.m. on special occasions. It can also accommodate up to 1,440 people per ride which the New York Wheel website equates to over four million rides a year. This will be made possible by the deceptively large "pods" that will carry up to 40 passengers each up 630 feet into the sky giving them an uninterrupted view onto manhattan and over the island. The pods will be predominantly glass which should facilitate sweeping panoramic views and be safely secured to the wheel itself by what looks to be a steel structure. Similar to the London Eye, the New York Wheel will resemble that of a bicycle wheel when viewed from distance. Though it is not known yet, Starneth is likely to emulate the ever-moving structure in London which traveled at a leisurely 0.6 mph. During the London Eye project, Marks told WNYC that getting financial backing was the toughest part of the project. However, Rich Marin, president and chief executive of the New York Wheel, told the New York Times that this will not be an issue for the wheel. Goldman Sachs is funding the project with $130 million in capital. The landmark wheel isn't the only project set to adorn the island's North Shore Waterfront. Covered by AN in 2012, the wheel will be accompanied by a 1,100 square foot space for Empire Outlets by SHoP Architects in collaboration with Lee Weintraub Landscape Architects. According to New York Daily News, the outlet will be home to household names such as "Nordstrom Rack, H&M, Gap Outlet, Banana Republic Factory Store, Guess Factory Store and food options such as Starbucks, Nathan's and Applebee's." At a ceremony in April, Donald Capoccia, principal at BFC Partners, the developer behind the outlet project said, "Empire Outlets is a well-timed catalyst that will trigger the transformation of the North Shore and position Staten Island for sustained growth into the foreseeable future." The New York Daily News reported that developer BFC Partners and the New York Wheel will be required to cough up "$2.5 million a year in rent to the city for the land and pay $300,000 to maintain the area, including the waterfront esplanade."
Can the latest plan to salvage LaGuardia take flight? New York Governor Cuomo unveils ambitious $4 billion airport redesign scheme
For New Yorkers and visitors alike, LaGuardia Airport is a confusing maze of disconnected terminals. Beset with delays, chaotic transfers, poorly designed wayfinding, and congestion for both passengers and planes, the airport was recently, not undeservingly, characterized by Vice President Biden as feeling like a “third-world country.” Now the facility is slated to get a much-needed, and long overdue redesign. Governor Cuomo presented a far-reaching plan to overhaul the tired facility, which would cost roughly $4 billion, and be completed over a 5-year period. Once the Board of Directors of the Port Authority of New York and New Jersey green light the plans, construction will commence, with the goal of opening the first half of the project to passengers by early 2019, and then finishing up the second half 1.5 years later. The proposal was guided by the Governor’s Advisory Panel with recommendations from Dattner Architects, PRESENT Architecture, and SHoP Architects. It would bulldoze the airport's Terminal B building and essentially replace an existing series of small terminals with a single unified structure situated closer to Grand Central Parkway. According to the Governor’s website, the redesign would include new terminal space, a new arrival and departures hall, and a connection to Delta’s Terminals C and D. In addition, the Governor detailed plans to add transit with a new AirTrain and ferry service, as well as address potential flooding by elevating infrastructure. “New York had an aggressive, can-do approach to big infrastructure in the past—and today, we’re moving forward with that attitude once again,” said Governor Cuomo in a statement. “We are transforming LaGuardia into a globally-renowned, 21st century airport that is worthy of the city and state of New York.” Few can argue that LaGuardia, the smallest of New York’s three airports, needs to be re-imagined, but the question is whether this proposal is a band aid solution to a much more complicated problem that requires a greater comprehensive strategy. “The Governor's intentions are good, but the proposal is disappointing because it does not attempt to deal with the main problems plaguing LGA. Its runways are too short, which causes safety issues, delays, and limitations on destinations. It's in a flood zone and its level needs to be raised to deal with future storms. Furthermore, the proposed rail connection is terribly convoluted,” explained Jim Venturi, the principal designer of ReThinkNYC. “With people finally speaking seriously about closing Riker's Island, and with the airport's proximity to the Northeast Corridor, it is disappointing that the Governor did not take the advice of Vice President Biden and choose a more ‘holistic’ approach to solving the region's transposition problems. There are many opportunities that this plan does not take advantage of and we would urge them to rethink their approach.” Venturi recently detailed his own proposal for doing just that in a recent edition of The Architect's Newspaper. LaGuardia isn’t the only airport in line to be revamped. The governor stated that he will soon issue an RFP for a redesign of JFK International Airport. In the meantime, the iconic Eero Saarinen–designed TWA Flight Center will be transformed into a LEED certified hotel, consisting of 505 guestrooms, 40,000 square feet of conference, event and meeting space, and an observation deck. This will be JFK's first airport hotel.
The tallest freestanding crane ever erected in New York City is now in place to help SHoP's bronze, glass, and terracotta 57th Street tower rise to 1,428 feet. For those doing the math, that's about 32 feet taller than Raphael Viñoly's 432 Park and almost 100 feet shorter than the roof over at the Adrian Smith + Gordon Gill–designed "Central Park Tower," the supertall formerly known as "Nordstrom Tower." JDS Development, the company behind SHoP's 111 West 57th Street tower, told YIMBY that the building's crane was erected over the weekend and tops out at over 220 feet. The building is slated to be completed in 2017 with apartments starting at $14 million. So at least enjoy the view of the crane, because chances are slim you'll be enjoying the views from inside the tower.
Monday night in the garden of Nolita’s Elizabeth Street Gallery, the New York–based arts organization BOFFO held its annual Narcissists’ Ball, a Spring benefit in support of art, fashion, and design. SHoP Architects was honored in the "Architecture" category, and Martino Stierli, Philip Johnson Chief Curator of Architecture and Design at the Museum of Modern Art, gave a speech to acknowledge their work. Stierli spoke of SHoP’s winning MoMA/PS1 Young Architects Program (YAP) entry, Dunescape. The 2000 installation made them the first in a line of elite New York architects to get a boost from YAP. “From a relatively small and unknown practice, SHoP Architects in the meantime has transformed into one of the key players in the New York architectural scene,” Stierli said of the architects, “They have not only pioneered next-generation fabrication techniques based on digital algorithms that have produced beautiful surface textures and highly innovative facade designs, but have also contributed urbanist projects that have helped to rethink how space in this city can be better organized formally as well as socially." The BOFFO organization is rising fast in the New York arts community, and it has pioneered architectural collaboration with the Building Fashion series, a collaboration between fashion designers and up-and-coming architects, resulting in some of the most exciting pop-up stores in the city. They have featured architects such as Bittertang, Neihauser + Valle, Marc Fornes, and Snarkitecture.
It is not surprising that the Barclays Center has been a polarizing building. It was born out of one of New York’s most controversial development schemes, it draws big crowds to the heart of Brownstone Brooklyn, and, of course, has a bold architectural form and facade that people tend to really love or really hate. https://vimeo.com/128175007 But no matter what you may think of the SHoP Architects–designed arena, it hasn’t seemed quite finished since Jay Z inaugurated the building with eight sold out shows back in 2012. Because above the arena’s rippling steel skin was a bare white roof (save for the Barclays logo) that looked, more or less, like a bald spot. Now, that’s changing as the Barclays Center’s long-promised green roof is taking shape. While the 135,000-square-foot space will not be publicly accessible, it is designed to reduce noise output from the arena, capture rainwater, and provide nice views from the street, as well as from the new towers rising above it. The undisclosed cost of the project is being covered by a joint venture between Forest City Ratner and the Shanghai-based Greenland Holding Group, which has joined the Pacific Park Brooklyn project, formerly known as Atlantic Yards. The Architect’s Newspaper was recently granted exclusive access onto the Barclays Center’s roof to see the installation process. See for yourself in our video above.
Even in a city like Miami, this twisting, LED-emblazoned tower seems a bit over the top. The curious 633-foot structure, called the Miami Innovation Tower, is the work of SHoP Architects, a firm known for adventurous designs, from the Barclays Center in Brooklyn to skinny supertall skyscrapers in Manhattan. But even with that reputation, this one takes us by surprise. The Miami Herald reported that the tower is part of developer Michael Simkins' plan for a four-block scheme to be called the "Miami Innovation District." The massive complex would sit between Miami's booming downtown and Overtown, which the Herald noted is one of the poorest parts of the city. Last week, SHoP reportedly submitted plans to the city for the Innovation District. But let's circle back to that twisting tower for a second. The basics: it has three sides, each of which can sport a digital sign up to 30,000 square feet. These massive walls will be put to good use, flashing 24 hours a day, seven days a week. There are also two more billboards on the tower's podium. So, to recap, in total, the Miami Innovation Tower is poised to include two acres of advertisements. Along with this advertising acreage, the tower will also have lounges, restaurants, gardens, plazas, and observation decks. In a statement to the Herald, Simkins said: “The iconic tower will elevate the city’s brand on a global level, enhance the city skyline, and complement and enhance the surrounding community." That could be true, if by "enhance the surrounding community" you mean flash glowing ads around the clock. The tower definitely has some hurdles to pass before its billboards are switched on, but Simkins' vision might actually happen. "Miami’s zoning administrator gave [Simkin's] Miami Innovation Tower plans a nod in March 2014, and in December the developer signed a covenant with the executive director of the redevelopment agency, which has to sign off on his sign application because it lies within the agency’s boundaries," reported the Herald. While the project will surely be controversial (the non-profit Scenic Miami has already said it is "appalled, truly appalled" by the plans), large-scale digital ads are not new to Miami. Just ask the dancing LED woman on the side of the Intercontinental Hotel (below). https://youtu.be/ic7mJtOQLr4