Urbanism

Building the Ground, Part 3

TUESDAY , August 31, 2010 | BY  

 

While the previously noted geographic aspects and the conserving wildlife species are naturalist considerations for land reclamation, economic debates usually rule the game.

Few development authorities can generate the funds to reclaim land. In most U.S. cash-strapped municipalities, private entities with small capital reserves own the majority of land. Conversely, in Copenhagen, Amsterdam, Dubai, South Korea, and Hong Kong, each government owns a majority of the land—private property is often held in 99-year land leases. While these well-financed cities draw on national capital reserves for urban projects, the resulting reclaimed land represents a smaller share of the government’s total property portfolio. In recent years, land reclamation projects have occurred where low-cost flat land is scarce—Foster + Partners’ Hong Kong International Airport (9.4 km2 reclaimed), Renzo Piano’s Kansai International Airport (10 km2) in Osaka, most of Tokyo Bay (249 km2) or Bahrain (410 km2!), for that matter, all the Palm developments in Dubai—and the resulting land value would be profitable.

Nordhavnen Today

The Nordhavnen peninsula today, with the city center of Copenhagen in the distance.

Historically, the United States practiced land reclamation more often than it does today, examples include: the Back Bay and Logan Airport in Boston (1,800 acres reclaimed); much of the San Francisco harbor; the Port of Providence and East Providence, Rhode Island; and the 92-acre Battery Park City in New York; as well as much of Lower Manhattan. The post-war period of suburban sprawl, which greatly spared Copenhagen, has done more to proportionally reduce the value of U.S. waterfront sites, making it unlikely that any reclamation project could generate comparative value. When high-value land does warrant added expense, the common practice is to build up rather than out. Skyscrapers are not common at all in Copenhagen; rather, the Danes developed a high-density mid-rise urbanism.

The soil and fill needed for reclamation projects, depending on their scale, is enormous, and “filling” can only take place where enough “cutting” balances it. This was the case in the 1970s when 1.2 million cubic yards were excavated from the World Trade Center site and ’dumped’ at the Battery Park City site in the Hudson River. The Nordhavnen project in Copenhagen can only now be realized as a result of the increased construction activity taking place around the city, most notably the massive highway tunneling under the Oresund harbor.

The next post will offer some historical considerations as I conclude my investigation into land reclamation.

commentsCOMMENTS (0) tags , ,

Sustainability,Urbanism

Building the Ground, part 2

TUESDAY , August 24, 2010 | BY  

 

 

Having laid the groundwork for reclamation in part 1, I will now elucidate some of the geographical and thus wildlife considerations.  

Physically, one of the greatest threats to reclaimed land is the water around it. Generally, areas with dramatic tidal changes, such as the northeastern United States, are more vulnerable to inundation and erosion than areas with small fluctuation, such as the Oresund, the strait that separates Denmark from Sweden. Furthermore, climate induced sea level rises are predicted to increase non-uniformly around the globe; the Oresund should experience less increase than the U.S. Atlantic coast. Additionally, the threat of inundation is greater here as well, which, due to its particular ocean and wind currents, suffers hurricanes, storm surges, and floods more frequently than the well-protected Oresund. In fact, in 500-years of practicing land reclamation Copenhagen has not recorded a single flood. 

Prediction of global sea level change

One prediction of global sea level change (millimeters per year). Areas in red could see upwards of 30 mm increase per year .

Approaches to indigenous wildlife also differentiate our respective approaches to land reclamation. Both the U.S. and Denmark protect wildlife habitat with regulations that limit or prevent land reclamation, dredging, pier construction, and shoreline reconstruction. Since enacting the Endangered Species Act in 1970, many U.S. construction projects have been stopped or delayed. The most famous case is perhaps in protecting the snail darter fish (percina tanasi) from the Tennessee Valley Authority’s construction of the Tellico Dam (constructed only after being delayed through injunctions that were argued before the Supreme Court). Such measures are not uniformly applied—much depends on the specifics of each species and habitat. FXFOWLE’s new pier in the East River at the Northside Piers project in Williamsburg was delayed following a moratorium that prohibited disrupting the river bed and shoreline during the fish mating season. 

green toad

The Bufo Viridis, commonly known as the green toad.

Contrast our approach with the Danes’ treatment of the species found on the competition site. The Danes discovered that a large population of green toads (bufo viridis), protected by the European Economic Community Habitats Directive (Council Directive 92/43/EEC of 21 May1992), had established themselves in the shallow ponds at the end of the Nordhavnen peninsula. Essentially, as long as sufficient measures were taken to create new habitats elsewhere on site, the toads and their ponds could be moved.

Next time, we will dig into some of the economic and historical cases involved in land reclamation issues.

commentsCOMMENTS (0) tags , , , ,

Sustainability,Urbanism

Building the Ground, part 1

THURSDAY , August 19, 2010 | BY  

 

Team Green, FXFOWLE’s in-house workgroup, is a key resource for researching the latest technologies and advancements in sustainable design. The group functions as an educational conduit across the architecture, interior design, and planning studios. This multi-disciplinary group will contribute posts each month in areas particular to each member’s research interests. This month, Toby Snyder discusses land reclamation, specifically through his experience on City Regenerative, our entry for a competition in Nordhavnen, Copenhagen, and the Northside Piers in Brooklyn.   —editor

Mark Twain once advised, “Buy land, they’re not making it anymore.” No doubt he was aware of the sky-rocketing cost of land in the rapidly urbanizing world of the Industrial Revolution. Although well-traveled, perhaps he was not familiar with the practice of land reclamation, in which shallow bodies of water are filled in to create developable and/or arable land. Essentially, they are still making it.  

City Regenerative - FXFOWLE's vision for urban planning and innovative architectural strategies to house 40,000 residents, create 40,000 jobs, and provide access for 40,000 bicycles.

A case in point is our recent entry, City Regenerative, in an international competition for the Nordhavnen district, currently a container port and cruise ship termi­nal, in Copenhagen, Denmark. FXFOWLE’s vision for the 200-hect­are waterfront site connects ur­ban infrastructure, extends the existing waterway, weaves open space through a series of neighborhoods and commercial nodes, and sets a new standard for low-carbon consumption. And, it proposed reclamation of approximately 150,000 square meters of land.

Thomas McKnight, Senior Vice President of Development at the New York City Economic Development Corporation, recently took note of the project and asked, “If they can do all of that land reclamation in Copenhagen, why can’t we do it here in New York?” Puzzled, I began researching land reclamation, which has been practiced around the world for centuries, from the creation of farm land in Holland and of city neighborhoods in Miami to airports around the world. Recently, however, the U.S. has viewed it with greater suspicion than Denmark has. I found that physical geography, economy, history, and culture contribute to the differences in shaping our respective policies, and will share these with you over the next few days.

…to be continued

commentsCOMMENTS (0) tags , , , ,

Culture,Sustainability

Where does your garden grow?

FRIDAY , August 13, 2010 | BY  

 

By James Way

Tattfoo Tan, who I’ve written about previously, assembled a panel to discuss urban gardening at the Arario Gallery. I showed up expecting that the afore-unidentified panelists would provide tips on starting, maintaining, and harvesting urban greenery. On that front, I left as ignorant as I arrived. But, what I did get were a handful of activists who have made urban gardens their projects, either as a sustainability issue, access to fresh foods, or reconnecting urban dwellers to the fundamentals of nature.

L to R: Andrew Casner, Aki Hirata-Baker, Derek Denckla, and Daniel Bowman

Andrew Casner, an artist and urban gardener, uses his city plot to grow food and make art through organic processes, such as the mounds of dirt and vegetation eroding paper.

Aki Hirata-Baker, co-founder of Adopt-A-Farmbox, builds and donates farm boxes—made from 100% recycled materials—to local schools and community institutions. The mini-farms reconnect people with food.  She cited a study that estimates approximately three million New Yorkers have limited access to fresh foods and are vulnerable to obesity, diabetes, and heart disease. The best way to overcome these risks is exposure to healthier food options. Focusing on gardening, she is convinced “food is a catalyst for learning about other forms of sustainable activities.”

Derek Denckla, an all-around green activist, advocates using empty lots, underused land, and rooftops for urban gardens. In his researching and exploring best practices in urban agriculture he launched Farm City as both an online and real time forum for workshops, events, and resources. While experienced with sustainable buildings, Derek focuses on food because “food has a daily impact beyond buildings— a massive environmental impact.”

Daniel Bowman Simon, who began composting as a Peace Corps volunteer, has been campaigning tirelessly for a people’s garden at Manhattan City Hall. I’ve seen him at Pecha Kucha, the The City We Imagined exhibition opening; if it’s somewhat related to architecture, design, horticulture, health food he’s there with petition in hand.

While I may have missed the planting season this year, I now have a list of resources where I can get further information.

commentsCOMMENTS (1) tags , ,

Design

Lincoln Center: Behind the Scenes

TUESDAY , August 10, 2010 | BY  

by Jessica Pleasants

We at FXFOWLE take pride in knowing that our buildings really shape how people interact with New York City—whether at the Bronx Zoo, in Times Square, or walking through Lower Manhattan. One of the perks of my job is having access to project architects who have spent hundreds of hours analyzing the site or designing details for a city-altering project. Not being an architect myself, I never thought I’d have the opportunity to see these buildings the way a member of the design team does. But lucky me! Our office organizes site visits to give staff behind-the-scenes looks at some of our works-in-progress.

I attended one of these site visits with Bob Katchur, project architect for Lincoln Center’s new public spaces. Regular patrons of Lincoln Center already will have noticed changes to the performing arts complex—a shaded tree grove, a sloped green lawn, and improved access from Columbus Avenue, Broadway, and 65th Street. But, nobody knows Lincoln Center like Bob!

The cavernous mechanical complexities beneath Lincoln Center.

He took us underground and walked us through an enormous, three-story below-grade building that spans the entire north-south length of Lincoln Center. Although I had heard about the extent of the work done to the Plaza Building, actually seeing it gave me a real understanding of the complexities of its program. Portions of the structural floor slabs were removed to maximize the 460,000 square feet of usable space. Long, winding tunnels lead to expansive mechanical rooms that extend city blocks. The ceiling of Lincoln Center’s steam and electricity distribution room was cut out to make room for a new elevator pit above—all done without disturbing current steam and electricity service. The average opera connoisseur or ballet aficionado would have no idea of the mechanical complexities keeping Lincoln Center operational. But now, I do.

One of thirty trees lifted over Lincoln Center Theater to plant Barclay's Capital Grove.

Here are a few facts I learned that I thought I’d pass along:

  • Lincoln Center for the Performing Arts comprises twelve separate constituencies; each was involved in the decision-making process. (Can you name them all?)
  • During a single night, Barclay’s Capital Grove’ s thirty trees were lowered into place by a 300-foot crane anchored on 65th Street that reached over Lincoln Center Theater.
  • The monolithic surface of the North Plaza actually slopes. It’s so subtle that you can only notice it when you examine the edges of the reflecting pool.
  • The unusual shape of the Illumination Lawn—geometrically a hyperbolic paraboloid—is a series of straight steel beams, each slightly more rotated than the previous. It slopes as much as 18 degrees in some parts.
  • The design team evaluated over 3,000 species of grass before choosing the color and durability of Tall Fescue Grass and Kentucky Bluegrass for the lawn.
commentsCOMMENTS (0) tags ,

Culture,Urbanism

Water Street: Looking Back

FRIDAY , August 6, 2010 | BY  

  

By James Way

Last month the New York Times reported on an 18th-century ship found buried at the World Trade Center site, an amazing discovery that harks back nearly thirty years to our building site at 175 Water Street. 

In 1981, while digging the foundations, excavation exposed the wooden skeleton of an old merchant ship. The 100-foot hull was within view of the South Street Seaport Museum ship docks in the East River. Dating from the 18th century, the merchant ship was the first find from that period. 

 IMAGES FROM THE FXFOWLE ARCHIVES – 175 Water Street 

February 10, 1982: A view of the archaeological investigation of the 175 Water Street site in Lower Manhattan during the excavation of an 18th-century merchant ship.

March 1, 1982: An archaeologist holds a “depth sounding weight” found during the excavation.

August 11, 1982: The construction of the tower designed by FXFOWLE (Fox & Fowle).

Archeologists speculate that the ship sailed the Caribbean as part of the tobacco trade, but they are not sure how the three-mast merchantman ended up in Manhattan. Regardless, sometime around 1750 the ship become part of a retaining wall that extended the Lower Manhattan shoreline. We uncovered it 230 years later. And, while Bruce still has a piece as his trestle coffee table, the boat resides in storage in Norfolk, VA. Other noteworthy historical discoveries in Lower Manhattan are listed here.

commentsCOMMENTS (0) tags ,

Sustainability

Tuning into ASHRAE 90.1

THURSDAY , August 5, 2010 | BY  

 

By James Way

I’ve been lollygagging on studying for my LEED exam so when I heard there was going to be a panel discussing ASHRAE 90.1, which provides a minimum standard of energy use in buildings and their systems (except low-rise residential), I couldn’t think of a better way to get back into it. It’s kind of like those vegetables you didn’t want to eat as a kid; they don’t taste so great, but they’re good for health.

ASHRAE 90.1 presented as part of the "101 Integration" lecture series at the Center for Architecture

The lecture, full of facts and charts, elucidated the standard shaping the future of energy efficient buildings. The third of five in the 101: Integration lecture series at the Center for Architecture, ASHRAE 90.1 101 brought together engineers Mike Waite, of Simpson Gumpertz & Heger, and Fiona Cousins, a principal at Arup, with our own Ilana Judah, who moderated the event, to give an detailed overview of one of our industry’s most valuable energy standards.

While giving background on the standard, such as that they were conceived and formalized within two years as a result of the 1973 oil crisis, the lecture surveyed sections 6 through 11, hinted at future changes, and cautioned about common mistakes, such as referencing them too late in the design process, ignoring thermal bridging, or using center-of-glass averages rather than the full light.

Even amidst the inventory of voltage drops, water usage, insulation requirements, orientation rotations, and prescriptive and load calculations the experts answered the audience’s questions on interpreting the standards and suggested best practices given various scenarios. One thing absolutely clear is that buildings use over 50% of our energy resources nationally and only a tiny fraction of that is renewable. Thus, ASHRAE 90.1-2010 targets 30% less energy usage than the 2004 version with increased stringency and an expanded scope. Considerations looming further in the future include on-site renewable resources, advancing technologies in glass, and more integration.

However, much sooner than later, expect the new version: ASHRAE 90.1-2010.

commentsCOMMENTS (1) tags , , ,

Culture,Urbanism

Make-Shift Café

THURSDAY , August 5, 2010 | BY  

Makeshift cafe at West 55th Street between 7th and 8th Avenues

It was a classic case of “if you build it, they will come” OR possibly a reaction to a general lack of outdoor space in this vicinity: “I am going to MAKE an outdoor space to sit—because I can’t take it anymore!!!”  This makeshift outdoor café, whose creator is unknown but suspected to be someone involved with the construction site immediately beside it, was spotted along the south side of West 55th street between 7th and 8th avenues.  At 9am this gem of indoor rebellion was not being used as it should, but I imagine the lunch crowd will definitely enjoy it. See, outdoor space is such a premium in this city that even folding metal chairs and TV tray tables become the saving grace for New Yorkers cooped up at their jobs on brilliantly sunny afternoons and evenings when the air is just right. Perhaps that is why no one had wandered off with the un-secured furniture…yet.

commentsCOMMENTS (1) tags ,

Culture

I Spy Ballerinas at Lincoln Center

TUESDAY , August 3, 2010 | BY  

by Jessica Pleasants

Lincoln Center has always existed to me as a vaguely defined area near my friend’s apartment on the Upper West Side. As a kid walking by I was interested in which movies were playing at the Loews Theater or what was on sale at Tower Records, completely unaware that live music and dance performances were taking place right across the street at one of the city’s premier cultural arts venue. It wasn’t until I saw Center Stage, a movie about ballet set in the fictional American Ballet Academy at Lincoln Center, that I focused my attention on the entire complex, wondering to myself, “Where exactly did they film that movie?”

ballerina silhouettes

Ballerinas inside the Glorya Kaufman Dance Studio between performances

Anyone who has passed by Lincoln Center and the Juilliard School in the past year, regardless of an interest in architecture, would have to be oblivious not to notice the changes on 65th Street and Broadway. Most obvious is an expansion to the block between 65th and 66th Streets that extends Alice Tully Hall’s lobby to Broadway. An all-new curtainwall allows one to see Tully’s entrance and lobby as well as the rehearsal and circulation spaces of the Juilliard School above. That passers-by can see ballerinas keeping their muscles warm between performances, or “peek behind the curtain” as FXFOWLE’s Sylvia Smith, Partner-in-Charge of the renovations, put it, creates an intimacy between the viewer and the performer previously available only by private tour, or in my case, by watching actress Amanda Schull as Jody Sawyer make her way through the Academy.

commentsCOMMENTS (0) tags , ,



architizer