The contextual mix of residential development today.

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.

Paramount Tower, 240 East 39th Street - Completed late in 1998, this luxury rental tower respects the tradition of the other high-rise "Tower in a Park" schemes so prevalent in the immediate neighborhood. Developed by Glenwood Management, the building is a 51-story tower articulated by bay windows and a rose brick and limestone facade. Surrounded by lush gardens, the entry of the building offers a unique procession of public rooms, including sitting areas, galleries, a winter room, and an interior courtyard. At the top of the tower are two super luxury duplex apartments, complete with elliptical foyers, grand staircases and spectacular skyline views.

14th Street Armory (between Sixth and Seventh avenues) - Developed by Carematrix, Orda Management and Plaza Construction, the conversion of the existing armory into a mixed-use building is regarded as the keynote development project in the revitalization of the western end of the 14th Street corridor. To be successful, the new building must create a synergy between two very distinct and sensitive contexts: the tree-lined Chelsea neighborhood it fronts on 15th Street, and the largely anonymous, discordant commercial strip it fronts on 14th Street. Anticipated completion, Winter 2000.

The Caroline, 58-74 West 23rd Street (Sixth Avenue) - Faced with the challenge of introducing a residential building into the landmarked Ladies Mile District, the design of this building deliberately draws upon the texture of surrounding industrial buildings, as seen in the rhythm and articulation of the facade. Developed by Fred Manocherian, the building features retail and a landscaped interior courtyard, as well as a fitness and racquet club. The architectural firm of Richard Cook & Associates brought their expertise to our team with respect to the design development of the facade. Anticipated completion date, Fall 2000.

Upper West Side - (Central Park West to the Hudson River, 57th to 96th Streets): As a market ripe for development, a number of residential towers are being added above historically significant buildings, thus posing the problem of having to integrate the old with the new. Even such new developments as Riverside South must address the contextual implications of the prominent West End Avenue neighborhood that it borders.

Symphony Space, 95th Street and Broadway - Situated in a neighborhood rich with architectural tradition, the Symphony Space project presents the challenge of having to incorporate a historically significant theater, whose interior is currently being restored by Polshek & Partners Architects, LLP, into the base of the residential building. Developed by The Related Companies, our present solution takes its inspiration from the 1930's vernacular of art deco buildings commonly found on the Upper West Side. Anticipated completion date, Summer 2001.

The Park Laurel, 15 West 65th Street This project offers the challenge of having to incorporate an existing YMCA building of distinct architectural character into the framework of a high-rise residential development above. Our solution is consistent with the existing facade of the YMCA building and the pre-war tradition of residential building found in the vicinity of Central Park West. The project was developed by Vornado Realty Trust. Beyer Blinder Belle collaborated with our design team to obtain the necessary approvals for the facades of the building from the Landmarks Preservation Commission. Anticipated completion date, Spring 2000.

Riverside South, Building E - The third and latest high-rise tower to be developed at Riverside South by Trump New World Project Management Ltd./Hudson Waterfront Associates LP, reflects an architecture that speaks directly to the vocabulary of the neighborhood it borders along West End Avenue, as well as to the broad swath of waterfront it defines along the Hudson River. As with the recently completed luxury condominium and rental buildings at Riverside South, my firm designed the exterior massing and interior layouts of each building, and Philip Johnson designed the elevations. The result is a dialogue of buildings contextually consistent with its backdrop, yet distinct as part of the dynamic skyline it serves to define. Anticipated completion date, Fall 2000.

Downtown (Below 14 Street)

As one of the newer market to undergo residential development, the Downtown market offers a fascinating blend of residential, commercial and industrial precedents to interpret. The burgeoning conversion market in Greenwich Village and the Wall Street area, as well as the ambitious development of an entirely new neighborhood at Battery Park City, makes Downtown one of the most exciting markets in which to build.

75 West Street - Developed by J. Hill Associates, this residential conversion of a commercial building will provide for significant retail space on the ground level, as well as one- two- and three-bedroom apartments above. The handsome facade of the existing building is being retained and restored. Anticipated completion date, Fall 1999.

Tribeca Park - As one of the most recent additions to Battery Park City, this 27-story, U-shaped brick structure was developed by The Related Companies and completed in conjunction with Robert A.M. Stern Architects, who were responsible for the exterior design of the building. Created for a burgeoning neighborhood, much of whose fabric has yet to be built, our design for the building breaks down the mass of the 529-unit building into smaller components so as to be sympathetic to the scale of the pedestrian without compromising the integrity of the whole. Anticipated completion date, Summer 1999.

285 Lafayette Street - As an expansion of an existing loft building, this unique luxury condominium residence is the first building in Greenwich Village to marry a Downtown aesthetic with classic Uptown amenities and elegance. Twenty-one new units were created.