Singing the blues

It's a question commonly faced by architects, and not confined just to those who design in megalopolitan areas such as NYC. How to create an original architectural statement while simultaneously responding to the constraints of various building and zoning codes and to the developer's commercial requirements?

Blue, the first residential tower designed by Bernard Tschumi Architects, initially conveyed a number of contradictions. The request for a high-end building but a modest, by New York standards, budget; a neighbourhood-specific building that would also be visually striking, and a contemporary building for a historically rich part of Manhattan.

Tschumi's solution was to devise an original envelope pattern and a distinctive shape in order to simultaneously conform to a strict building code and differentiate the building from other high-rise structures.

"In our solution, the building's base occupies a lot zoned for residential use and cantilevers over an existing building designated for commercial use. The slightly angled walls facing the street and rear yard negotiate the varying setback rules, crossing the line between the commercial and residential zoning districts," says the architect.

"The sloped top of the building integrates the zoning district's two sky exposure plane requirements. The cantilever over the commercial space on the southern portion of the building is also angled from base to top, thus enlarging the size of the units located on the upper floors, which have stunning views of Lower Manhattan from river to river. This strategy also maximises the amount of residential square footage."

There was also another mandate to achieve with the design, which was to build a luxury building for the Lower East Side that would, by virtue of its unusual design, colour, location and apartments, make a statement about the vitality of the neighbourhood. For centuries, the Lower East Side has been tenanted by a succession of ethnic groups Italian, Irish, Russian, Polish, and Chinese immigrants.

"The pixelated facades reflect both the internal arrangement of spaces and the multi-faceted character of the neighbourhood below," says Tschumi.

To progress to the construction stage, the developers had to undergo a number of negotiations with neighbouring parties for air rights.

"We transferred air rights and added a third floor to two adjoining buildings, then positioned an outdoor terrace with spectacular views on the roof of that third floor. We acquired the rights to cantilever the building over the adjacent parcel, which gives the building its distinctive sculptured silhouette," says Angelo Cosentini who, together with partner John Carson, is developing the condominium.

"The cantilevering actually increases from base to the top, maximising the size of the more desirable units on the upper floors, each of which offer stunning 360 degree vistas of Manhattan and beyond," says Carson.

Blue's apartments range from one- and two-bedroom units, to luxury full-floor homes with large terraces as the tower rises. A two-storey duplex penthouse sits at the apex. The sloped curtain wall is a feature of many of the apartments, and all have floor-to-ceiling glass in the living areas. The finish materials on floors 2 to 12 include bamboo flooring, white stone counter tops and stainless steel cabinets with glass doors. The two upper floors, including the 16th floor penthouse, feature Brazilian teak floors and Boffi countertops.

Story by: Trendsideas