The contextual mix of residential development today

Real Estate Weekly, Feb 24, 1999 by Costas Kondylis

With unprecedented growth in residential construction in both the emerging and established residential markets throughout Manhattan, architects like myself are faced with an unusually rich diversity of neighborhoods and stylistic vocabularies in which to build. Although new construction projects are still prevalent, the increasing number of conversion, expansion and adaptive re-use projects adds a new level of complexity to today's residential development market.

A review of current projects in my office, Costas Kondylis & Associates, demonstrates the rich mix of contextual challenges being served up to the high-rise residential architect working in Manhattan today:

Upper East Side - (First to Fifth avenues, 57th to 96th streets): The Upper East Side offers a powerful, pre-war residential context in which to build, as seen on Park Avenue and East End Avenue. Equally prevalent, however, is the "newer" context of the extruded high-rise towers that emerged from the building boom of the late Seventies and Eighties. Parallel to development in each of these areas is the on-going development of high-rise rental residential buildings north of 86th Street in the vicinity of First and Second avenues.

414 East 61st Street (First Avenue) - A new 37-story, luxury rental high-rise featuring large one, two and three bedroom apartments intended to appeal to families. Developed by Milstein Properties, the brick-clad tower with cast stone accents sits in a richly landscaped plaza setback from the streetwall. Three levels of retail are located in the base of the tower. In addition to reflecting the contemporary high-rise vocabulary of its neighbors, the building successfully draws upon the retail mix in the are by integrating a major retail component into the scheme. Anticipated completion date, Fall 2000,

610 Park Avenue (65th Street) - Completed in late 1998, the exterior restoration and interior conversion of the 1925 Mayfair Hotel to 70 classic and exclusive pre-war condominiums combines the best of pre-war luxury with the best of today's modern conveniences and services. Developed by The Trump Organization and Colony Capital, Inc., the old-world grandeur of the facade, coupled with the understated elegance of the interiors, makes this a rare jewel on Park Avenue.

90 East End Avenue (84th Street) - This 44-unit luxury condominium building developed by Sidney Fetner Associates, Inc. and Gotham Construction, weds the gracious pre-war style of one of the city's finest residential neighborhoods with all of the amenities that only new construction can provide. The tower features a mix of spacious two- to five-bedroom units ideal for family living, as well as separate quarters for nannies and household staff, a children's playroom, protected outdoor play area, and garage. Anticipated completion date, Fall 2000.

345 East 94th Street - Developed by Sidney Fetner Associates & Gotham Construction, this 30-story rental high-rise residential building offers a rich mix of studio, one-bedroom and two-bedroom apartments appropriate for the single and young family markets typically drawn to this neighborhood. The brick facade incorporates retail space, canopies and planters at the ground level to lend scale to the streetwall. Large, open terraces above are designed for use by residents. Anticipated completion date, Fall 1999.

Midtown (14th to 57th Streets)

Today's Midtown residential market is a hotbed of development. The diverse area offers a hybrid of contextual challenges ranging from the largely international style buildings found in the vicinity of the U.N., to such emerging areas as Chelsea and the 14th Street corridor.

Trump World Tower, 845 U.N. Plaza As the tallest residential building in the world, this 900,000 square-foot, super-luxury residential building is designed in the best tradition of the modern skyscraper. The pure geometric form of the tower straddles the modernist/minimalist line of architectural design. As such, it is highly consistent with the high-rise context of the surrounding U.N. neighborhood. Developed by The Trump Organization, it is also probably one of the last "Tower in a Park" schemes that will be built in Manhattan. Anticipated completion date, Spring 2000.

Eastbridge Landing, 577 First Avenue (33rd Street) - Completed at the end of 1998, this tower offers a rich, sculptural solution to the diverse commercial, institutional and residential neighborhood in which it is situated. Developed by RFR Holdings and Davis & Partners, the building combines brick, metal panel and cast stone in a play of light, shadow and texture. The tower offers a rich dialogue of setbacks; terraces, open-air pavilions, curvilinear shapes, and canopies to define the corner as well as lend human scale and interest to the streetwall.

Kips Bay Plaza (Second Avenue and 31st Street) - As part of the Kips Bay Plaza urban renewal plan, this 120,000 square-foot commercial building was originally provided for in the master plan created by I.M. Pei for the Kips Bay residential development. Intended to breathe life into the surrounding neighborhood, this new freestanding building contains major retail tenants as well as 12 movie theaters. Developed by DFD Development, LP, the building is clad in pre-cast panels consistent with the facades of the neighboring residential towers.