This residential mid-rise in New York's Lower East Side presented a major design challenge: how to create an original architectural statement while simultaneously responding to the constraints of the New York City zoning code and to the developer's commercial requirements? BLUE did not start with a theory or a formal gesture, but took the character of the site as its source, parlaying intricate zoning into angulated form, and form into a pixelated envelope that both projects an architectural statement and blends into the sky, simultaneously respecting and embracing the dynamism of the neighborhood. more

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 artfully negotiate the varying setback rules, crossing the line between the commercial and residential zoning districts. 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 maximizes the amount of allowable residential square footage. The pixelated facades reflect both the internal arrangement of spaces and the multi-faceted character of the neighborhood below.

The building consists of 32 residences ranging from one- and two-bedroom units near the base to full-floor units with large terraces higher up, crowned by a duplex penthouse. The sloped window wall is a feature of many units. All units have full-height windows in the living and dining rooms. The apartments are outfitted with sustainable materials, including bamboo floors and wall panels, palm flooring, and river-pebble bathroom tiles. BLUE also recycles unused space on top of a neighboring commercial structure as an urban garden that provides communal space for residents and guests and broad views of the Williamsburg Bridge. back

Credits

SCHEDULE
Commission 2004
Completion 2007
SIZE
50,000 sq. feet residential gross, 32 units
3,000 sq. feet new commercial gross on 1st floor
7,000 sq. feet new commercial gross on 3rd floor over existing buildings
BUDGET
$17,000,000
CLIENT
Angelo Cosentini and John Carson
On the Level Enterprises, Inc.
PHOTOGRAPHY
Peter Mauss/Esto
TEAM
Lead Designer: Bernard Tschumi. Key Personnel: Kim Starr, William Feuerman, Adam Dayem, Dominic Leong, Alan Kusov, Casey Crawmer, Shai Gross, Adam Marcus, Amy Yang, Adrien Durrmeyer.
Associate Architects: SLCE: Saky Yakas, Carlos Palacios, Jerry Vanek back

Program: Housing