Preserving Historic Fabric in the Midst of Redevelopment
New York City is home to over 36,000 landmarked properties-most of which are located in 141 historic districts and extensions - 1,398 individual landmarks, and 119 interior landmarks. The city’s Landmarks Preservation Commission (LPC), the largest preservation agency in the nation, is entrusted with safeguarding the city’s cultural, social, economic, political and architectural history. Any work proposed work on a landmarked building must be held up to strict LPC standards and regulations before obtaining approval. While these regulations may curb pervasive development, the Landmarks Preservation Commission by no means discourages new development altogether. In fact, the recently approved redevelopment of the RKO Keith’s Theater in Flushing is a prime example of how historic preservation and new development can happily co-exist.
After over 30 years of neglect and several plans for redevelopment, the RKO Keith’s Theater finally has a chance at new life thanks to Xinyuan Real Estate. In 2016 the Chinese firm purchased the historic theater with the intent to provide high-end residential housing to the underserved market of Flushing, Queens. In May, Xinyuan presented their plan to rehabilitate and preserve the 1928-built theater’s landmarked grand foyer and ticket lobby within a new glass 16-floor building with 269 apartments designed by Pei Cobb Freed & Partners.
Xinyuan plans to use the landmarked ticket lobby and grand foyer as the building entry, however the original 3,000 seat theater does not hold landmark status and will be razed. Due to the decades of neglect the historic interior has fallen into a state of critical disrepair and just about every inch of the interior will require some form of restorative work.
At the hearing the Landmarks Preservation Committee did voice some concerns about the accessibility of the landmark. While the ticket booth would be a part of the public retail space, as presented, the public would not be permitted into the lobby of the residential building without the invitation of a resident. While security of the residents is a concern, the Commission hesitated to approve blocking off a public landmark, and suggested separating the residential entry with a series of doors.
Despite the Commissioners’ concerns, they decided to unanimously support the project, with one condition: Staff members at the Commission would work with the developers to settle the issue of public access to the grand foyer. The approval of this major project goes to show that landmark status is not an end to the possibilities for redevelopment.Read more...
Skyscraper Curtain Wall Replacement
Photo credit: AP Photo/Alan Welner
When Philippe Petit walked a high wire strung between the World Trade Center towers, the world was amazed by his grace and daring as he walked on air nearly a quarter-mile above the ground. Today a different kind of dare-devil can be seen hovering above the sidewalk: the crane operators and construction crews that replace curtain walls on skyscrapers in New York.
A curtain wall system is an outer covering of a building in which the outer walls are non-structural, but merely keep the weather out and the occupants in. Typical curtain wall infills include stone veneer, metal panels, louvres, and glass windows.
Several critical environmental and structural challenges come into play when replacing elements on skyscrapers. Wind is the primary natural force that affects both the structural specifics of the materials and the challenges that come with replacing curtain walls. While replacing windows, wind pressures can make the interior uncomfortable and noisy while the work is ongoing, and even dangerous for the construction crews performing the work. Glass elements must be designed with both wind and load limits in mind, and are often laminated and tempered as a result.
Unusual shapes in buildings also cause areas of stress and increased pressure in the materials that must be taken into account when finding structurally appropriate replacements. The shape of the building can also create a wind tunnel, channeling outside air in dangerous ways along the building exterior. The taller the building, the greater the wind pressures affecting both the performance of the building materials and the safety of workers.
To compete with increased natural forces at great heights, modern construction crews must have the reflexes of a trapeze performer while they skillfully work high above the city streets. Contact Scott Henson Architect for more information on curtain wall replacement for your building.Read more...