Pearline Soap Factory Lofts - 414 Washington Street - Condo - Tribeca

[Fabrizio]

Dont these look great?

http://www.triplemint.com/triplemint/2006/12/tribeca_lofts_a.html#more

[londonlawyer]

They're superb. Are they under construction, have they been built already or has construction yet to start?

[ZippyTheChimp]

Excavation has begun at both sites.

The Hudson St building mentioned in the article:
http://img232.imageshack.us/img232/6165/tribeca007hv4.th.jpg (http://img232.imageshack.us/my.php?image=tribeca007hv4.jpg)

[londonlawyer]

Thanks. What was there beforehand?

[Ninjahedge]

A modern design by BKSK for a glass condo on Hudson Street near the brunch joint Bubby's fits in well because it is in scale with its neighbors and seeks to match nearby floor plates, keeping the horizontal orientation of its block as one continuum. In so doing it creates a dialog between old and new.


Ugh! That building fits in as well as a shower rack in the living room.

Yes it is the same height, but it is so different from its mottled surroundings that it looks like another odd piece cut out to gointo the mismatched collage of that block.

I hate it when architects try to make it seem like what they were doing was something it is not. Different? Yes. Matching? Hell no!

As for these new buildings, they remind me a bit of the building just south of Christopher on Washington I believe. Where the Dagastinos is? Undeniably modern, but still fitting with the brownstone loft feel.

I kind of like them.

[ZippyTheChimp]

Thanks. What was there beforehand?Parking lots.

Different? Yes. Matching? Hell no!That's the point. A building does not have to be matching (contextual) to fit in. When walking by, although it is obvious that the building is modern, there is no sense that it is out of place.

I hate it when architects try to make it seem like what they were doing was something it is not.I'm not sure what you mean. What was the architect trying to do at Hudson St?

[MidtownGuy]

These are wonderful. The execution is very well done, and I agree with the article. It's best to go all the way, either true to history in worksmanship and materials, or radical and new for the 21st century. Enough of the incompetent or bland attempts at contextualism we've seen so much of, and which cheapen the overall fabric of the city.

:) I also love the building on Hudson Street - it's fantastic. Fits right in if you ask me.

[Ninjahedge]

My opinion:

The building looks liek a glass facade with scaffolding in front of it. Very reminiscent of many mall stores here in NJ. The Gap and Crate and Barrel being two of them.

It does not seem to fit, but rather to be more like a piece of electronic equipment stuck between books on a classic bookshelf.

I am not saying that teh buildings next to it are real treasures either. The fire escape on the RHS one runining a facade that is a rather smart looking simple brick rowhouse, an dthe LHS being the typical Brooklyn/Jersey city 4 story brownstone with no real redeeming qualities other than it does not suck outright... ;)

Making abuilfing the same story height helps, but when the building lines do not show this (the windows do not quite match, and since there is no "line" at the story height in either building, it is hard to get a direct comparison in the way they are hinting at).

It just looks like a totally different animal stuck in there. Hell, a small brick accent line or two might have helped tie it in or something, but as it looks right now I cannot say it fits in more than being the same height.

[londonlawyer]

Parking lots.

What a bonus -- Not only are the buildings beautiful, but they replace parking lots!

[lofter1]

These are both terrific looking buildings.

The one at 414 (corner of Laight) has an odd neighbor, just to the west at 88 Laight ...

You can see it at the left (the white one peeking out from behind) in the rendering:

http://www.triplemint.com/photos/uncategorized/414washington2.jpg

414 will somewhat wall-in the balconies there.

More on 88 Laight (in the pic below 414 will be just to the right) HERE (http://www.wirednewyork.com/forum/showpost.php?p=64787&postcount=15), HERE (http://www.wirednewyork.com/forum/showpost.php?p=90860&postcount=28) and HERE (http://www.wirednewyork.com/forum/showpost.php?p=123415&postcount=35) ...

http://www.projectrealestate.net/graphics2/300020_1.jpg (http://www.wirednewyork.com/forum/attachment.php?attachmentid=1137&d=1126452215)

[londonlawyer]

Are 414 and 415 twin buildings situated across the street from one another? The link that Fabrizio posted shows only one rendering.

[lofter1]

They are somewhat opposite each other on Washington between Laight and Vesey ...

414 is on the south west end of that block (aka 78 Laight).

415 is on the north east end of that block (aka 55 Vesey).

Foundation work at 415 / 55 (the new building at 414 will sit just out of sight at the upper right):

http://i130.photobucket.com/albums/p242/Lofter1/Tribeca/55Vestry_02b.jpg

Foundation work at 414 / 78 (with 76 Laight in the background):

http://i130.photobucket.com/albums/p242/Lofter1/Tribeca/78Laight_02a.jpg

[lofter1]

The link that Fabrizio posted shows only one rendering.

That link (http://www.triplemint.com/triplemint/2006/12/tribeca_lofts_a.html#more) actually shows both of the two different buildings -- they're very similar in design but the top one there (414) is on a smaller lot than the bottom one (415)

414 Washington / 76 Laight

(415 will be to the right and across Washington Street):

http://www.triplemint.com/photos/uncategorized/414washington2.jpg

415 Washington / 55 Vestry

(414 will be at the end of the block behind the brick building on the far right -- across Washington Street from 415):

http://www.triplemint.com/photos/uncategorized/415washington2.jpg

***

[londonlawyer]

Thanks for the info. These buildings are the anti-POS!:D

[ablarc]

The Hudson St building mentioned in the article:
http://img232.imageshack.us/img232/6165/tribeca007hv4.th.jpg (http://img232.imageshack.us/my.php?image=tribeca007hv4.jpg)
Couldn't be better. A lesson in how to do it right. I give this one an A+.

[Fabrizio]

A 10 out of 10.

[ZippyTheChimp]

Thanks for the info. These buildings are the anti-POS!:DAt least the renderings are.

It depends on the materials and workmanship. Make-or-break.

[GreenwichBoy]

414 Washington Street

[ZippyTheChimp]

414 Washington
http://img264.imageshack.us/img264/456/414washington01cpx9.th.jpg (http://img264.imageshack.us/my.php?image=414washington01cpx9.jpg)

Part of the rear wall is offset away from the windows at the adjoining River Lofts warehouse.

A modern Dumbbell Tenement.
http://img156.imageshack.us/img156/1015/414washington02ccf5.th.jpg (http://img156.imageshack.us/my.php?image=414washington02ccf5.jpg)


415 Washington is still a hole in the ground.
http://img406.imageshack.us/img406/2075/415washington01cpw2.th.jpg (http://img406.imageshack.us/my.php?image=415washington01cpw2.jpg)

[ZippyTheChimp]

http://img260.imageshack.us/img260/1118/414washington03cew3.th.jpg (http://img260.imageshack.us/my.php?image=414washington03cew3.jpg)

[ablarc]

A modern Dumbbell Tenement.
That'll be cheerful.

This building seems sculpted by the desire to not block neighbors' windows.

What's the law that covers this: can't block bedroom windows?

If so, what accounts for blank side walls?

[lofter1]

If the windows are on the lot line then they aren't protected.

This one at the corner of Laight / Washington is going to box in the balconies next door at 88 Laight (still empty despite being on the market for months -- any scoop on that, ali downtown broker???).

The last shot is of the terrific building across the street at 74-76 Laight (aka 413 Washington) which according to the C/O is 10-stories with one residential unit per floor ...

***

[ZippyTheChimp]

That'll be cheerful.

This building seems sculpted by the desire to not block neighbors' windows.

What's the law that covers this: can't block bedroom windows?

If so, what accounts for blank side walls?

The first Tenement House Act (1867) mandated windows or ventilators in all "sleeping rooms."

What was common at the time was that the standard Manhattan 25x100 ft plot would be built out to maximum (no yards), creating long buildings. Entire apartments, with no windows at all, would be built in the middle.

In 1879, the dumbbell floor plan was developed. Notches were cut in the center sections of adjoining property walls, creating shafts for windows. When viewed from above, the buildings resemble a row of dumbbells. This didn't work, and in many cases, made matters worse; the shafts became handy garbage chutes.

The 1901 law called for interior rooms with no windows to have openings to rooms with windows. This made the completely enclosed apartment impossible.

Blank side walls obviously comply with the law, no interior bedrooms, or were built as commercial structures. You see this frequently in conversions where the adjoining property has been demolished - new windows punched out willy-nilly.

http://www.tlcarchive.org/htm/framesets/themes/tenements/fs_1867.htm

http://www.tenement.org/features_dolkart2.html

[hey19932]

Is 415 washington street out of the ground yet?

[ZippyTheChimp]

The wraps are off 414 Washington. Nice brickwork, deep window openings.
http://img455.imageshack.us/img455/691/414washington04ceh0.th.jpg (http://img455.imageshack.us/my.php?image=414washington04ceh0.jpg) http://img455.imageshack.us/img455/521/414washington05cdo0.th.jpg (http://img455.imageshack.us/my.php?image=414washington05cdo0.jpg) http://img455.imageshack.us/img455/4906/414washington06cyn4.th.jpg (http://img455.imageshack.us/my.php?image=414washington06cyn4.jpg)

415 Washington had construction issues with neighbors, but is finally out of the ground.

http://img156.imageshack.us/img156/4567/415washington02cgv4.th.jpg (http://img156.imageshack.us/my.php?image=415washington02cgv4.jpg) http://img156.imageshack.us/img156/887/415washington03cyi6.th.jpg (http://img156.imageshack.us/my.php?image=415washington03cyi6.jpg)

[sfenn1117]

Painfully contextual...but high quality.

[lofter1]

Zip, I am amazed that we don't trip right over each other :cool:

From this afternoon ...

415 Washington rising:

http://i130.photobucket.com/albums/p242/Lofter1/Tribeca/55Vestry_12b.jpg

414 Washington unveiled:

http://i130.photobucket.com/albums/p242/Lofter1/Tribeca/55Vestry_12a2.jpg

http://i130.photobucket.com/albums/p242/Lofter1/Tribeca/55Vestry_12a5.jpg

http://i130.photobucket.com/albums/p242/Lofter1/Tribeca/55Vestry_12a14.jpg

Looking west down Laight Street you can see how this one fits right in ...

http://i130.photobucket.com/albums/p242/Lofter1/Tribeca/55Vestry_12a18.jpg

***

[antinimby]

Another couple of more former parking lots taken out of commission.

The open wounds on the streetscape are gradually being healed.

[ZippyTheChimp]

414 has taken the name of the soap company that once occupied the site.

http://img249.imageshack.us/img249/125/414washington07cih0.th.jpg (http://img249.imageshack.us/my.php?image=414washington07cih0.jpg) http://img249.imageshack.us/img249/1734/414washington08cpc9.th.jpg (http://img249.imageshack.us/my.php?image=414washington08cpc9.jpg)

Up the street, a concrete pour at 415.
http://img403.imageshack.us/img403/1617/415washington04cqh0.th.jpg (http://img403.imageshack.us/my.php?image=415washington04cqh0.jpg)

[antinimby]

Isn't it amazing that all within the same city, in one place they're trying to recreate the past here while literally just a few miles away, they're trying their best to get rid of it? :sigh:

[Fabrizio]

I thought the same thing when I saw these photos.

---

I love the depth that they've given the facade. Nothing ticky-tack here. And note how the exterior brickwork extends into the apartments. That's a beautiful, extravagant touch.





http://i130.photobucket.com/albums/p242/Lofter1/Tribeca/55Vestry_12a14.jpg

[MidtownGuy]

Fantastic.:)

[lofter1]

The CURBED (http://curbed.com/archives/2008/01/07/5m_gets_a_piece_of_tribeca_twins_soap_included.php ) report on 414 ...

$5M Gets a Piece of Tribeca Twins, Soap Included

January 7, 2008
by Pete

http://curbed.com/uploads/2008_01_Pearline1.JPG

Some changes afoot down on Washington Street in Tribeca, where
twin condo developments (http://curbed.com/archives/2006/12/04/new_tribeca_lofts_look_a_lot_like_old_tribeca_loft s.php) are rising between Vestry and Laight Streets.
At 414 Washington, the smaller of the two look-a-likes has now been
officially christened the Pearline Soap Factory after, yes, a soap factory
that covered this site back in the 1800s.
The developers have launched a website (http://www.pearlinelofts.com/), declaring "9 exclusive residences
in the 5 millions", where the use of lower case lettering somehow makes
that hefty price tag seem like something a little bit less. One thing is pretty
clear. Somebody is going to clean up on this one.

http://curbed.com/uploads/2008_01_Pearline8.JPG

Another change: Word on the street is that someone who used to garner
great respect is now pretty much washed up. And Karl Fischer Architect
has taken over from Joseph Pell Lombardi, as shown in DOB documents (http://a810-bisweb.nyc.gov/bisweb/JobDetailsServlet?requestid=12&allisn=0001443532&allboroughname=&allnumbhous=&allstrt=)
wherein the owner has respectfully requested that Fischer "SUPPERCEDE THE
APPLICNT", thereby dumping the original architect on this project. Further
changes indicate that, where the plan once offered 15 units, the building is
now being carved up into 9 larger units, measuring about 3,000 sf each.
Hence the "5 millions" starting price. As of yet the Pearline website isn't
showing floorplan porn or any delicious details. Just some jazzy tunes and
one of those annoying end-pages, with the ubiquitous order for readers to "Submit."

http://curbed.com/uploads/2008_01_Pearline2.JPG
An old ad for selling the soap which was once made on this site.

http://curbed.com/uploads/2008_01_Pearline3.JPG
The new building has contextual arched windows and barrel vaulted ceilings.

http://curbed.com/uploads/2008_01_Pearline5a.JPG
How times have changed: From 5 cent soap to a home for a mere 5 million.

· New Tribeca Lofts Look a Lot Like Old Tribeca Lofts (http://curbed.com/archives/2006/12/04/new_tribeca_lofts_look_a_lot_like_old_tribeca_loft s.php) [Curbed]
· Pearline Soap Factory website (http://www.pearlinelofts.com/) [pearline lofts.com]
· Application Data 78 Laight / 414 Washington (http://a810-bisweb.nyc.gov/bisweb/JobDetailsServlet?requestid=12&allisn=0001443532&allboroughname=&allnumbhous=&allstrt=) [NYC Dept. of Buildings website]

414 Wash

[lofter1]

The website (http://www.pearlinelofts.com/) has been updated with Floorplans and lots of images ...

And now they are saying 7 Units (instead of 9), still "in the 5 Millions" ...

3000 sf / 3 BRs

Living / Dining Room @ 52' x 26'

Surprisingly no fireplaces.

But PH has the Full Roof :cool:

[ZippyTheChimp]

414 Washington

http://img265.imageshack.us/img265/3499/414washington09cpd7.th.jpg (http://img265.imageshack.us/my.php?image=414washington09cpd7.jpg) http://img265.imageshack.us/img265/6/414washington10cnv5.th.jpg (http://img265.imageshack.us/my.php?image=414washington10cnv5.jpg) http://img265.imageshack.us/img265/382/414washington11cjk6.th.jpg (http://img265.imageshack.us/my.php?image=414washington11cjk6.jpg)


415 Washington

http://img339.imageshack.us/img339/7526/415washington05cph8.th.jpg (http://img339.imageshack.us/my.php?image=415washington05cph8.jpg)


Brickwork is complete. but they haven't been cleaned. More brownish than the rendering.

[ZippyTheChimp]

Details

http://img169.imageshack.us/img169/4015/414washington12cnc3.th.jpg (http://img169.imageshack.us/my.php?image=414washington12cnc3.jpg) http://img113.imageshack.us/img113/4776/414washington13cbv5.th.jpg (http://img113.imageshack.us/my.php?image=414washington13cbv5.jpg) http://img113.imageshack.us/img113/2589/414washington14cqo2.th.jpg (http://img113.imageshack.us/my.php?image=414washington14cqo2.jpg)

[ZippyTheChimp]

415 Washington.

The brickwork at 415 is essentially the same as 414, so I wondered why they chose to set the windows almost flush in the openings. Doesn't look right.

http://img158.imageshack.us/img158/9834/415washington06cnf3.th.jpg (http://img158.imageshack.us/my.php?image=415washington06cnf3.jpg)

Looks like someone screwed up, and the error is being corrected. Note the two lower right windows compared to the others.

http://img158.imageshack.us/img158/2713/415washington07cbl2.th.jpg (http://img158.imageshack.us/my.php?image=415washington07cbl2.jpg)


A little detail that makes a big difference.
http://img255.imageshack.us/img255/3554/415washington08ceg9.th.jpg (http://img255.imageshack.us/my.php?image=415washington08ceg9.jpg)

[ZippyTheChimp]

New curbs at 415 Washington.
http://img393.imageshack.us/img393/6809/415washington09cqg3.th.jpg (http://img393.imageshack.us/my.php?image=415washington09cqg3.jpg)

[Fabrizio]

Amazing ground floor too.

[londonlawyer]

These buildings are amazing.

A few months ago, I was walking by the site and overheard an absurd conversation from two idiots who called these buildings "monstrosities."

[lofter1]

An update on 415 Washington - the Fairchild & Foster Atelier -- from today at CURBED (http://curbed.com/archives/2008/09/22/415_washington_from_chemists_to_condos.php?o=1) :

415 Washington, From Chemists to Condos

http://curbed.com/uploads/2008_09_415Wash3.JPG
Looking to the southeast from the corner of Washington and Vestry.

The corner of Vestry and Washington on the far edge of Tribeca has been
through some big changes since we posted a little not-so-welcome sign (http://curbed.com/archives/2007/01/30/49_vestry_to_everyone_vamoose.php) back
in the winter of '07. One welcome change was the cancellation of the contracts (http://curbed.com/archives/2006/07/14/tribeca_neighbors_want_to_whack_tony_sopranos_buil ding.php)
called in on the crew of developers who showed up a couple of years back (http://www.downtownexpress.com/de_156/constructionworksurprises.html)
with some big condo plans, both for this former parking lot at 415 Washington /
55 Vestry and its fancy little twin (http://curbed.com/archives/2008/01/07/5m_gets_a_piece_of_tribeca_twins_soap_included.php ) across the street at 414 Washington.
Now architect Karl Fischer has taken the helm at 415 Washington and all
is quiet on these cobbled streets, save for the din of construction as
buildings go up on every available corner (http://curbed.com/archives/2008/08/08/tribeca_warehouse_to_get_heavy_metalloving_twin_br other.php) and underbuilt block (http://curbed.com/archives/2008/06/27/the_mystery_behind_parkers_puny_porcine_portals.ph p).

http://curbed.com/uploads/2008_09_415Wash2.JPG
The original rendering for the project from the office of architect Joseph Pell Lombardi.

These 9-stories, newly constructed from the ground up, have been
dubbed the Fairchild and Foster Atelier, a darned fancy name in memory
of a company of chemists (http://www.bottlebooks.com/Wholesale%20Druggists/Fairchild%20bros%20WD.html) who, by digging into the lining of pigs stomachs,
produced digestive enzymes and other anti-dyspeptics at their
manufacturing plant here. Foster died on site back in 1938 and some
time after that the 415-423 Washington Street building went up in flames.
Bad luck then led to bad luck later: the new 21-unit development has had
more than its share of design and zoning snags (http://www.downtownexpress.com/de_206/cityissuesnewstop.html), but now it seems the
negatives are all in the past. No news yet on sales or marketing, but the
red bricks are up and the big windows are in. With some luck the
completion date could be right around the corner.

http://curbed.com/uploads/2008_09_415Wash1.JPG
The west facade of the near-complete development at 415 Washington.

http://curbed.com/uploads/2008_09_415Wash4.JPG
Zoning map, showing both the 414 (bottom) and 415 Washington (top) sites.

http://curbed.com/uploads/2008_09_415Wash5.JPG
Looking north along Washington Street.

http://curbed.com/uploads/2008_09_415Wash6.JPG
The Vestry Street facade as it meets up with its older neighbor at 49 Vestry.

http://curbed.com/uploads/2008_09_415Wash7.JPG
Raised steel ramps being installed along Washington Street.

http://curbed.com/uploads/2008_09_415Wash8.JPG
One of the many digestive products from chemists Fairchild Bros. & Foster.

http://curbed.com/uploads/2008_09_415Wash9.JPG
Detail from an old letter opener, a marketing tool from Fairchild & Foster.

http://curbed.com/uploads/2008_09_415Wash10.JPG
A bookful of remedies.

http://curbed.com/uploads/2008_09_415Wash11.JPG
Fairchild and Foster's list of available concoctions.

http://curbed.com/uploads/2008_09_415Wash12.JPG
News of Fairchild and Foster at the Chicago World's Fair and Exhibition of 1898

http://curbed.com/uploads/2008_09_415Wash13.JPG
Sales pitch for Fairchild's "positively superior" brand of Pepsin.

http://curbed.com/uploads/2008_09_415Wash14.JPG
Old Fairchild bottles for "Pepsencia" (L.) and "Panopepton" (R.).

http://curbed.com/uploads/2008_09_415Wash15.JPG
The story of a previous occupant of this site, one James F. Hind.

· 49 Vestry to Everyone: "Vamoose!" (http://curbed.com/archives/2007/01/30/49_vestry_to_everyone_vamoose.php) [Curbed]
· $5M Gets a Piece of Tribeca Twins, Soap Included (http://curbed.com/archives/2008/01/07/5m_gets_a_piece_of_tribeca_twins_soap_included.php ) [Curbed]
· Tribeca Warehouse to Get Heavy Metal-Loving Twin Brother? (http://curbed.com/archives/2008/08/08/tribeca_warehouse_to_get_heavy_metalloving_twin_br other.php) [Curbed]
· Wholesale Druggists: Fairchild Bros. & Foster (http://www.bottlebooks.com/Wholesale%20Druggists/Fairchild%20bros%20WD.html) [bottlebooks.com]