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Thread: Sterling-Mason - 71 Laight St - Morris Adjmi

  1. #1
    Disgruntled Optimist lofter1's Avatar
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    Default Sterling-Mason - 71 Laight St - Morris Adjmi

    A new proposal from Morris Adjmi around the corner at Greenwich at Laight ...

    The ‘genius’ of aluminum shine design in Tribeca


    Renderings and photo courtesy of www.ma.com
    Developers plan to knock down the garage, bottom right, at
    Greenwich and Laight Sts. and replace it with an aluminum
    replica (above) of the warehouse on the same block at the
    corner on Washington and Laight Sts. bottom left.

    DOWNTOWN EXPRESS
    By Julie Shapiro
    Volume 21, Number 12
    August 1 - 7, 2008

    When the sun strikes the corner of Laight and Greenwich Sts., it hits a graffiti-scrawled brick garage — not exactly the type of building the Tribeca North Historic District is known for.

    Architect Morris Adjmi wants to turn that corner around, replacing the dowdy garage with a six-story building sheathed in shining aluminum. When the sunlight catches the aluminum, it will turn the building a spangled gold.

    An aluminum building may not sound like it fits into the historic district any better than the garage, but Adjmi’s plan has a historic twist: The aluminum building, aside from the material, will be an exact replica of the 1905 brick warehouse that sits next-door at Laight and Washington Sts.

    “It’s between genius and madness,” said Bruce Ehrmann, co-chairperson of Community Board 1’s Landmarks Committee. “It’s mind-boggling.”

    The six-story brick and aluminum warehouse buildings will be identical, from the shape and placement of the windows down to the fine detailing on the cornice. Adjmi will do a digital laser scan of the brick warehouse and then map each detail onto the new aluminum building. The effect, Ehrmann observed, will be like looking at an Andy Warhol silkscreen, like seeing a photograph and its monochromatic negative standing side by side on Laight St.

    “The thing that’s really exciting about it is that it can be read in many different ways,” Adjmi said after the Landmarks Committee meeting. “It’s almost like an art piece. It reflects the original and it also contrasts the original.”

    In addition to demolishing the one-story garage and building the new aluminum building, Adjmi plans to restore the existing warehouse’s crumbling bricks, terra cotta cornice, loading docks and corrugated metal canopy. Retail or restaurants will fill the loading docks on the ground floor of the new and old buildings, while 30 condos will fill the upper five floors.

    Pending city landmarks approval, Adjmi is also planning a one-story penthouse for both the new and old buildings, adding two more condos. Along the lot line between the buildings, Adjmi will carve a 60-foot-by-40-foot courtyard for the buildings’ residents.

    Adjmi said it was too early to know how much the project will cost.

    The warehouse and garage are owned by 71 Laight Street, L.L.C. Adjmi did not identify the owners behind the L.L.C.

    The Landmarks Committee approved the new building 6 to 1 and also unanimously approved the restoration of the existing warehouse, votes the full board ratified. C.B. 1’s opinion is advisory, and the Landmarks Preservation Commission will make the final decision when they hear the application Sept. 8. The project could be finished in two years, Adjmi said.

    As if the concept of near identical buildings were not interesting enough, Adjmi plans to use a specially prepared aluminum that, to his knowledge, has never been used before.

    He will start with a sheet of marine-grade aluminum half an inch thick, which is specially formulated to withstand the elements. Then a computer-controlled tool will carve the brick pattern into the aluminum, replicating the shape and size of the original building’s bricks. Next, workers will hit the aluminum sheet with a thermal spray, a molten mixture of steel and zinc that adheres to the aluminum and strengthens it. Last, the metal’s surface is burnished, bringing out the gold-flecked shine on the bricks, while the depressed lines separating the bricks stay a darker sandy bronze. The material will not weather or change color, Adjmi said.

    Adjmi brought a small mock-up of the facade to the Landmarks Committee meeting, and the board members passed it around, tilting it to reflect the room’s fluorescent lights.

    “What happens when the sun hits that thing?” asked Roger Byrom, chairperson of the Landmarks Committee.

    “Sunglasses,” replied Brian Lutz, a public member.

    And what happens in the winter, board member Marc Ameruso joked, if a kid sticks out his tongue and gets stuck to the side of the building?

    Adjmi, his tongue perhaps in cheek, reminded the committee that the city is filled with cast-iron buildings, and children manage to keep their tongues safely away from those.

    After the jokes died down, the uniqueness of the material won over most of the board members. Adjmi will also use aluminum to imitate the limestone and granite portions of the old building, along with the old building’s wooden window frames.

    “The material is fantastic,” said Lutz, the public member. “It’s so completely totally outrageously cool.”

    Ehrmann called it “extraordinary,” board member Noel Jefferson called it “beautiful” and board member Michael Connolly called it “spectacular.”

    “It’s hard to conceptualize what it’s really going to look like,” said Byrom, chairperson of the committee. “I think it’s going to be an intriguing building, but I have no idea how practical it is.”

    Byrom was concerned water would slip between the building’s waterproof skin and the aluminum facade, and he also worried the aluminum sheets could fall off the building. He wants Adjmi to set aside a portion of the condo revenue for maintenance.

    If Adjmi gets landmarks approval from the city, he will have to return to the board later for a zoning variance to allow a residential use in Tribeca’s remaining manufacturing district. The city has already recognized that residential uses are more appropriate than manufacturing uses in North Tribeca, and it is in the process of rezoning the neighborhood accordingly, but that might not be done in time for Adjmi’s buildings.

    The committee had no problem with the penthouse addition, which will rise 12 feet above the roof but will be partially screened by the cornice. Mechanicals will rise an additional 12 feet above the penthouse.

    In historic districts, the city’s Landmarks Commission looks for new designs to appropriately fit in with the older buildings, but they would generally not approve a replica of a historic building that people might confuse with the real thing. In this case, the community board committee thought the combination of the old design with the new material in a different color struck the perfect balance.

    While the C.B. 1 Landmarks Committee tends to frown upon demolishing buildings in a historic district, no one objected to demolishing the one-story garage, which was built in 1956 and has little historic character. The lot once housed four and five-story tenements, but they were demolished to make way for the garage.

    Historic character is easier to find at the 1905 warehouse at 401-411 Washington St. Robert Maynicke and Julius Franke designed the brick building for the Ragus Tea & Coffee and Union Pacific Tea companies. In 1945, the building was converted to a paper factory and warehouse. Today, it holds offices.

    Adjmi is no stranger to building Downtown. He designed the nine-story residential building at 408 Greenwich St., near his current project, and construction is just starting on a zinc-paneled building he designed at 254 Front St. He also designed the Prudential Center sports arena in Newark, N.J.

    Adjmi got the idea to replicate the Laight St. building when he was sketching possibilities for what could go next to it. He found that many of his sketches looked similar to the existing warehouse.

    “Why do something sort of like [the warehouse] and have it just be a dull copy?” Adjmi said. “Why not do it exactly, but in a material reflects how we can build now?”

    The new building will make a statement over the years as the brick building continues to age, Adjmi said, but the aluminum stays shining and frozen in time.

  2. #2
    Build the Tower Verre antinimby's Avatar
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    I've said this before...Morris Adjmi is absolutely a cut above the rest (even the very best) in this city.

    Shame they aren't used more often, even for non-historic jobs. Replace Kondylis/Kaufman/O'Hara/Poon with them and most of our bad architecture problems will go away.

  3. #3

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    A closer look at the factory-turned-garage at 422 Greenwich, and the old warehouse at 401 Washington St.




    Updated map:




    Historic district

    - - - - - - - Proposed district extension

    Developed sites

    Potential sites

    1. The Hubert. New construction completed. http://www.wirednewyork.com/forum/showthread.php?t=4462

    2. 408 Greenwich. New construction. http://www.wirednewyork.com/forum/sh...?t=4782&page=2

    3. 92 Laight. River Lofts. New construction completed. http://wirednewyork.com/forum/showth...?t=3237&page=3

    4. 88 Laight. New construction. http://wirednewyork.com/forum/showth...?t=3237&page=3

    5. 414 Washington St. Pearline Soap Bldg. New construction. http://wirednewyork.com/forum/showthread.php?t=11717

    6. 424 Washington St. Warehouse conversion. http://wirednewyork.com/forum/showthread.php?t=3237

    7. 415 Washington St. New construction. http://www.wirednewyork.com/forum/sh...t=11717&page=2

    8. US Sugar Building. Conversion.

    9. 415 Greenwich St. Tribeca Summit. Conversion. http://www.wirednewyork.com/forum/sh...ad.php?t=11107

    10. 4-8 Hubert. American Express. Conversion. http://www.wirednewyork.com/forum/sh...6&postcount=21

    11. 145 Hudson St. Sky Lofts. Conversion.

    12. 48 Laight St. New construction completed. http://wirednewyork.com/forum/showthread.php?t=5573

    13. 44 Laight St. Grabler Bldg. Conversion.

    14. 46 Laight. Renovation.

    15. 33 Vestry St. New construction. http://wirednewyork.com/forum/showthread.php?t=5746

    16. 50-52 Laight St. New construction.

    17. 454 Washington St. Jack Parker, New construction.

    18. Zinc. 375 Greenwich St. New construction. http://wirednewyork.com/forum/showthread.php?t=4140

    19. 471 Washington St. New construction.

    20. 250 West St. Conversion to residential

    21. 422 Greenwich St. New construction.

    22. 401 Washington St. Conversion to residential.


    The red sites are either vacant lots or low rise postwar factories mainly used as parking garages.

    -----------------------------------

  4. #4

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    401 Washington and 422 Greenwich are back in development.

    The properties were bought by Taconic Investment Partners. Hope they use the Adjmi design already approved by LPC.

    The following article is a little confusing. The 401 Washington site is the 100 year old warehouse. That's being renovated. The new "mirror-image" building will be on the site of the parking garage, 422 Greenwich.

    Downtown development site fetches $65M

    Taconic Investment Partners plans residential building with roughly 30 to 40 units at 71 Laight St. in TriBeCa. The deal is expected to close in late spring at $8 million above the property's 2007 price.

    By Theresa Agovino @theresaagovino
    January 20, 2012 10:34 a.m.

    Taconic Investment Partners reached an agreement to pay $65 million for a development site on 71 Laight St. in TriBeCa, sources familiar with the deal said. The transaction is expected to close in May or June.

    Taconic plans a residential building with roughly 30 to 40 units on the site that's also known as 401 Washington St. and now houses a warehouse and parking garage. Any plan must be approved by the Landmarks Preservation Commission because the site is in the TriBeCa West Historic District.

    The property's current owner, Alvaro Arranz, bought it in 2007 for $57 million. He put it on the market in late 2010. The price Taconic has agreed to pay works out to roughly $600 a square foot. TriBeCa boasts some of the highest residential real estate prices in the city.

    Mr. Arranz had originally hired architect Morris Adjmi to design two residential buildings modeled on the brick, turn-of-the-century warehouse that sits on the site, published reports said. That proposal had been approved by the Landmarks Preservation Commission, so Taconic could move forward with that plan if it chooses.

    Taconic co-CEO Paul Pariser had no immediate comment while Eastern Consolidated chairman Peter Hauspurg, who has been marketing the site, didn't return calls.

    ©2012 Crain Communications Inc

  5. #5

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    Quote Originally Posted by ZippyTheChimp View Post
    401 Washington and 422 Greenwich are back in development.

    The properties were bought by Taconic Investment Partners. Hope they use the Adjmi design already approved by LPC.
    Demolition of the garage at 422 Greenwich St.

    The new building will be called 71 Laight St.


  6. #6

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    The render for 71 Laight looks surprisingly in context with this area. The cornice even aligns with the adjacent building at 77 Laight St.


  7. #7
    In the long run... londonlawyer's Avatar
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    This will be a great building.

  8. #8

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    Quote Originally Posted by EastMillinocket View Post
    The render for 71 Laight looks surprisingly in context with this area. The cornice even aligns with the adjacent building at 77 Laight St.
    See post #121. It's an exact replica of the old warehouse, which is being renovated.

  9. #9

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    Is "exact replica" a redundancy? We'll have to trust them on this.

  10. #10

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    I guess it is.

    Is a replicate or duplicate more exact? There are discussions about it.

    Is it a mirror-image, or a negative?

    Maybe it'll turn out to be a reasonable facsimile.

  11. #11

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    as long as it doesn't up looking like a petulant parody

  12. #12

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    Hey Mr Adjmi, feel free to jump in here at any time.

  13. #13

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    Quote Originally Posted by ZippyTheChimp View Post
    Demolition of the garage at 422 Greenwich St.

    The new building will be called 71 Laight St.

    30 March 2013:





    Last edited by EastMillinocket; March 31st, 2013 at 11:06 AM.

  14. #14

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    This project should have a dedicated thread. Moved posts from North Tribeca Development.





    Project has a name and a website

    The Sterling-Mason

    Oh, I get it.

  15. #15

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    More of the Washington St building has been cut away to create window walls.


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