NYC Buildings Chief Testifies Before Congress

LiMandri Blasts Federal Standards for Cranes, Derricks. Also, Pro-bono work on the rise in New York..

Commissioner LiMandri Goes to Washington

A much-anticipated revision to the decades-old federal regulations on cranes and derricks is getting closer to firming up, but now, one public-safety official in New York City is questioning the usefulness of the proposed standard.

The city’s buildings commissioner, Robert LiMandri, said he is worried that New York¹s own crane rules, imposed after what he calls an abysmal year of industry safety lapses, would be wiped out once the less stringent, national standards are put in place. The city has spent $4 million studying crane safety and is in the process of enacting more rules based on the report¹s 41 recommendations, which include a tracking system for crane parts and a mandatory retirement age for cranes.

Public crane inspectors, too, would be out of a job, LiMandri argued.

“Jurisdictions like New York, which has a highly trained staff of both engineers to review crane design and inspectors to inspect cranes and crane operations, will be precluded from protecting the public from unsafe cranes,” he said, testifying on March 18 at a four-day, Occupational Safety and Health Administration hearing in Washington, D.C. “Reliance on this industry to regulate itself would be a fundamental mistake.”

Bill Shuzman, executive director of the New York City-based Allied Building Metal Industries, countered in his testimony that he and his colleagues are “strong supporters” of the proposed OSHA regulation. New York City, he added, wants to “have its cake and eat it, too” because while the city has the authority to regulate public safety, it cannot trounce on OSHA¹s turf by enacting a separate set of crane rules or “dual-purpose” rules aimed at protecting workers.

“It seems to me that where OSHA regulations apply, generally that¹s fine for the city, but when they don¹t like a specific standard, they want to write their own,” Shuzman said. He cites crane regulations enacted in Miami-Dade County, Fla., that were stricken down last year in a temporary restraining order in federal court because Florida had the authority to write public-safety regulations, but not ones controlling worker safety. The court reaffirmed its decision early this year on Jan. 14 when the federal judge threw out the case on summary judgment and ruled in favor of the industry.

According to one OSHA spokesman, state and local jurisdictions have the authority to write rules that go above or beyond federal guidelines “as long as they are at least that strict.” But Shuzman noted the case in Miami-Dade made clear that states that are not OSHA “plan” states‹ those that have not submitted formal health and safety plans to the federal government for the purpose of writing new regulations‹are not allowed to write such rules. New York is an OSHA plan state, but only for its public employees.

Is New York City headed for the same destiny as Miami-Dade? “By going down there to testify, [LiMandri] is recognizing that there¹s an issue,” Shuzman said. OSHA is allowing 60 days for more comments.

Rob Weiss, vice president of Queens, N.Y.-based Cranes Inc., who also testified, says the final rule may still take years to come. “If we keep our fingers crossed, it could be a year,” he said.

East Village’s PS 122 Gets Facelift

Although longtime New Yorkers will bemoan the transformation of once-scrappy neighborhoods like Williamsburg or the East Village, gentrification does have its holdouts. PS 122, a former public school building located on the corner of First Avenue and 11th Street, is one such fortress of bohemian activity. As if ripped from the book of Jonathan Larson’s Rent, a group of artist squatters took over the Beaux Arts–inspired, five-story structure in 1978 after local officials, cowing to the city’s perilous financial crisis, closed the primary school.

Those squatters have not budged. In fact, today the arts groups—which include Painting Space 122, Performance Space 122, and theater company Mabou Mines—are institutions in their own right. (The AIDS Service Center NYC also operates there.) And they have forged a comfortable working relationship with New York City government.

Now, the collaboration between the city and PS 122’s tenants is breathing new life into the building itself. Currently it is wrapped in scaffolding as part of a phase-one undertaking to secure the envelope. And beginning in fall 2010, the New York City Department of Design + Construction (DDC) is scheduled to start a $13 million renovation of the interior so it fully complies with ADA and fire codes, as well as LEED-Silver standards. The DDC has tapped New York–based firm Deborah Berke & Partners Architects to design the project as part of its Design and Construction Excellence program.

Although PS 122’s tenants have matured over the years, their facility is a kind of flashback to salad days. The building is a jerry-rigged maze, the exploration of which uncovers 18 painting studios, 70- and 130-seat theaters, and administrative offices. A daycare center was spread non-contiguously over two floors, but moved out in 2008 due to the building’s condition. Now, heads of the resident arts groups plan to annex the former daycare, as well as its courtyard playground.

Deborah Berke & Partners, which has worked on similar projects for Brown and Yale universities, started the programming phase of reconstruction last August. Rhoda Kennedy, a designer at the firm, describes that process as “finding out [tenants’] current program needs and how they envision continuing to operate, without specifically focusing on physical limitations.” During schematic design, “We will try to synthesize the program with what we can really do with the building.” That phase began in mid-January.

Although the Herculean task of bringing PS 122 into code compliance may potentially subsume or diminish opportunities for architectural or brand expression, the sustainable features of the forthcoming renovation will not be compromised: Meeting or outperforming LEED Silver is part of New York’s Local Law 86, according to Jeremy Lockard, senior design project manager at the DDC’s cultural unit structures division. To achieve that status, the project team may just look to the Arcola Theatre, located in London’s Hackney district, for inspiration.

Similarly scaled and labyrinthine, Arcola has occupied 10,000 square feet of a converted factory since 2000, and, as part of a scheme to become the world’s first carbon-neutral theater venue, it even has a hydrogen fuel cell plugged into the lobby’s power system. Indeed, just prior to the launch of schematic design in New York, Arcola executive director Ben Todd spoke to the PS 122 project team to share his experiences about retrofitting green—and perhaps to inspire the assembled clients, several of whom admitted a lack of familiarity with sustainability. Todd was there as part of the British Council’s "Greening the Arts" initiative. “You use these technologies for the sake of the solutions, and in the process you end up nurturing the arts,” he told the group. “You end up using the arts to drive the sustainability agenda.”

This story originally appeared in Architectural Record

Harlem Affordable Housing Breaks Ground

Work recently began on the $42 million, green, affordable housing complex and service space in the West Harlem neighborhood of New York.

The Fortune Academy Complex will be a114-unit, 110,000 sq-ft mixed-use facility at 625 West 140th Street and include pubic community space. An additional, 20,000 sq ft of program space is included for job training, counseling, and education services. (Rendering by Curtis + Ginsberg Architects LLP.)

Fortune Academy Complex will be a114-unit, 110,000 sq-ft mixed-use facility at 625 West 140th Street and include pubic community space. An additional, 20,000 sq ft of program space is included for job training, counseling, and education services. The building is adjacent to The Castle, which provides transitional housing for homeless men and women released from prison. Fortune Society of New York operates The Castle and is co-developing the Academy Complex with Jonathan Rose Companies LLC of New York.

The project is seeking LEED-NC Gold certification by including a green roof, a rain water harvesting system, and aluminum solar shades on the building’s south façade.

Toxic-free building materials such as paints, sealants and cabinetry will be used and where possible, wood products will be sourced from forests that are managed responsibly, according to Jonathan Rose Companies LLC. A high-efficiency rooftop boiler, energy-efficient appliances and lighting, and low-flow plumbing fixtures will be installed.

“We are deeply committed to the equitable repair of the fabric of New York City’s neighborhoods. The Fortune Academy Complex is our fourth green, healthy, affordable residential project in the extraordinary community of Harlem,” said Jonathan Rose, president of Jonathan Rose Companies. “This new development will not only provide additional opportunities for the Fortune Society’s clients, but also provide an energy-efficient and healthy environment to support their ongoing mission to provide integrated services to the formerly incarcerated as they re-enter the community.”

Other team members include Curtis + Ginsberg Architects LLP and Lettire Construction Corp., both of New York.

The project is slated for completion in mid-2010.

Children’s Museum Constructed within Historic Bathhouse

Initial $8.8 million exterior restoration plans are underway to transform a historic bathhouse in Rye, New York into the Westchester Children’s Museum.

The bathhouse—constructed 80 years ago—has fallen into disrepair and once restored by Westchester County, construction crews will begin to build the new Westchester Children’s Museum at Playland Amusement Park in its place.

The new Westchester Children’s Museum at Playland Amusement Park in Rye, New York will be constructed in a restored historic bathhouse, which has fallen into disrepair. (Photo courtesy of Dattner Architects.)

Westchester County is the owner of the historic building and secured Kaeyer, Garment & Davidson Architects PC of Mount Kisco for the restoration work, which includes removing any hazardous material from the 32,000 sq ft site. The team will also be analyzing the structural integrity of both the north and south bathhouses. Located in between the two structures is a locker room for the current pool, which is reserved for another capital project in the future.

The new Westchester Children’s Museum will feature a learning center for children throughout the region and include a small-scale performance theater, climbing structures, water structure, galleries, exhibits, periscope to look out on the Long Island Sound, café, and store.

“Basically we are getting a vanilla box,” explained Tracy Kay, executive director of the Westchester Children’s Museum. “We will be adding an HVAC system, could possibly involve a geothermal demonstration and will be building out gallery spaces, and significant signature elements like the climbing structure.”

The square footage will remain the same but the new museum will be a single story facility. “Initially we were contemplating a mezzanine structure, but it’s a historic landmark, so by adding the climbing structure will get the visitors vertical space, but we will keep our museum to a one story operation,” said Kay.

RMNeilson Associates of New Rochelle is serving as construction manager and Dattner Architects of New York is designing the museum. Jones Lang LaSalle of New York will provide pro bono project management oversight services for the project.

“Jones Lang LaSalle is providing assistance and expertise on sustainability efforts,” said Westchester Children’s Museum board member Raymond Quartararo. “We believe this is an important effort to create an educational and entertainment destination for the children of Westchester County and the surrounding area.”

The museum is trying in all cases possible to institute green elements to the building. “There are some restrictions with historic building façades, but we are looking at the interior to include green technologies and materials,” said Kay.

The total cost of the museum project, separately funded from the initial restoration is $14 million, $4 million of which has already been raised.

Construction on restoration is expected to start in September 2009 and remediation work will run through May 2010.

Bridge Work Continues in Newark

The New Jersey Department of Transportation has begun work on the replacement of the Clifton Avenue and Nesbitt Street bridges over the NJ Transit Morristown rail line and I-280 in Newark, New Jersey.

Project construction includes demolition of the existing structure over the Morristown rail as well as installation of new sidewalks, curbs, guide-rail, fencing, landscaping, and highway lighting on Nesbitt Street during the first phase of construction.

The $11.886 million project will also replace the bridge decks on Clifton Avenue and Nesbitt Street over I-280. The bridge approaches between Orange Street and Eighth Avenue will also be upgraded. Traffic signal upgrades and signalizing entrance ramps to improve safety conditions are also part of the project.

In December 2008, the contract was awarded to I.E.W. Construction Group of Trenton. The entire project is scheduled for completion in May 2011.

Zoning Process Overhaul

New York City Mayor Michael Bloomberg and Department of Buildings Commissioner Robert LiMandri recently announced reforms to the current zoning process as part of a move to create greater transparency and generate more public input in the development of neighborhoods.

For all new buildings, architects and engineers filing applications will be required to submit diagrams, called ZD1 forms, as well as other supplemental documents, which should summarize the proposed zoning bulk, yards, and street plantings of the project with site plans and 3D projections describing vertical dimensions.

“Until now, knowledge of development approvals has been limited to a small group of insiders with expert knowledge. This puts the public at a disadvantage and creates uncertainty for developers, who could be subject to a challenge long after a building is out of the ground,” said LiMandri. “This new process will give the public a chance to see what a building will look like before the first shovel hits the ground and developers certainty that once the public has had an opportunity to comment and any compliance issues have been resolved, their project can move forward. These reforms increase transparency and raise accountability across the board.”

As a result of the new process, New York City will become the first city in the nation to grant access to diagrams of proposed new buildings or major enlargements online.

“The reforms . . . will inject a much-needed dose of transparency and accountability into a critical area of construction and development zoning compliance,” said Bloomberg. “The reforms center on the public’s right to challenge any approved development if they think it violates local zoning regulations. For too long, this process has been too onerous for most New Yorkers. The reforms will make sure people have a stronger voice in the development that’s taking place in their neighborhoods, while also giving developers more certainty about their projects.”

The new measures took effect in early March and DOB said the new online diagrams will streamline the review of the thousands of challenges DOB receives each year, at no additional cost to the City.

Design Unveiled for Children’s Entertainment Center

Ives, Schier & Lesser Architecture Studio of Fair Lawn, New Jersey has recently unveiled the design for a new Unbelieva-Bills Children’s Entertainment Center in Montclair.

The interior fit-out is a 9,200-sq-ft space, which formerly housed two retail stores. The finished center will feature open play in a 20-ft-high climbing structure, arcade games, a stage platform that converts into a laser tag arena, small theater, two private party rooms, and a cafe. Live entertainment and shows will be scheduled on the weekends.

“Combining the two spaces on two levels, and making it circulation-friendly, was the biggest design challenge for the new center,” said Joel Ives, a partner at IS&L. “We wanted to take advantage of the glass storefront, so we have positioned the climbing structure, a real draw for kids, with visibility from the street. Above all, our design keeps safety at its core. Everything is set well back from the entrance, and the layout is easy to navigate.”

“Providing a fun design and truly considering the needs of our customers go a long way toward establishing a positive environment,” said Bill Dubiel, president of IS&L.

Construction by general contractor William Van Der Eems Inc. of Wykoff, New Jersey, includes new flooring, lighting and HVAC system. The project is expected to break ground in the upcoming months. The center will be the second Unbelieva-Bills facility; the first IS&L-designed center is in Waldwick, New Jersey.

“These projects are, simply put, a lot of fun,” said Eliezer Baguio, associate at IS&L.

Construction began in February 2009 and is slated for completion this month.

Brooklyn Street Beautification Project Planned

The Kings Highway Beautification Association has recently accepted the pro-bono architectural services of Robert Scarano, Jr. at Scarano Architects, PLLC to revitalize a five-block retail corridor along Kings Highway between Ocean Parkway and McDonald Avenue in Brooklyn.

The project aims to transform dilapidated neighborhood storefronts and broken sidewalks into a destination for the diverse neighborhood and surrounding areas, according to Scarano Architects. Retail corridors, green plantings, and public space are planned.

The actual design includes new sidewalks, new street furniture and classically-styled lamp posts (possibly with clocks) and new waste receptacles. Plans have also been submitted to the City for curbside planters, additional trees, and muni-meters.

Both Scarano and project manager Albert Faks of Scarano Architects live in the neighborhood and see the project as an unique opportunity. “We are fortunate to work on this project and excited give back to our neighborhood,” said Faks. “We really wanted to design something helpful for the neighborhood.”

As for the design, the Scarano team took inspiration from the towns in Long Island and New Jersey. “Each town has its own character and [Kings Highway] should have its own identity,” explained Faks. “Most of the houses over [in those areas] are designed in the classical sense and we tried bringing that into this retail corridor.”

The project is still in the design phase and has yet to go out for bid. The project will have approximately three or four construction phases, which are mostly funded by neighborhood and store owners, and most funding will come form people who live adjacent to kings highway, said Faks. Therefore, a solid completion date has not been specified since the entire project depends on fund acquisition. “The project basically never ends, since there is always work to be done,” said Faks.

UNStudio Designs Pavilion for NYC’s Battery Park

UNStudio, the Amsterdam-based architecture firm headed by Ben van Berkel, is embarking on its second project in New York City.

In late January, the Battery Conservancy announced that the firm will design a new public square and pavilion for Battery Park, located in the southern tip of Manhattan. Named the New Amsterdam Plein & Pavilion, the project is scheduled to be completed this fall.

During a recent interview, van Berkel described the recent announcement as “special news” given the state of the economy “In this time, when everything is so difficult and so heavy, this was good news and a gift,” he says. “Every architect at the moment knows that things are not so easy.” He noted that his other New York City project, the Five Franklin Place condo tower in Tribeca, “is not on hold, but it is moving super slow.”

The Battery project is meant to stand as a symbol of the longtime relationship between New York and The Netherlands. It is being funded by the Dutch government as part of NYC 400, a yearlong celebration to commemorate the anniversary of Henry Hudson’s arrival in the New York Harbor in 1609. While Hudson was an Englishman, he was working for the Dutch East India Company at the time. He paved the way for Dutch settlers, who came to Manhattan in the 1620s and dubbed the island New Amsterdam.

Berkel says he envisioned the 5,000-square-foot pavilion as a bloom that “flowers out to orient itself to all the different corners of the site.” The structure will serve as an information center and food kiosk, and will be equipped with LED lights that change color throughout the evening. The surrounding plaza will feature UNStudio-designed benches and tables.

The site, Berkel adds, is “a crossing point where people come together.” The pavilion will be located near busy streets and subway stations, and in front of the Staten Island Ferry terminal. According to the conservancy, some two million tourists traverse the site each year, and roughly 70,000 commuters pass through each day.

With financing in place for the project, van Berkel says the only problem now is figuring out how to build it in time. “It needs to be finished this September,” he says. “Can you believe it? I don’t know how we’re going to do it.”

This story originally appeared in Architectural Record.

Yonkers Projects Moving Forward, Slowly

The Yonkers Industrial Development Agency unanimously passed resolutions to move forward with public hearings and to negotiate incentive packages for Struever-Fidelco-Capelli’s River Park Center and the expansion of Macy’s department store at the Cross County Shopping Center in Yonkers, New York.

The SFC River Park Center project will be the largest development in the history of the City of Yonkers, according to IDA.

The proposed SFC project will include an 11-story retail, entertainment and parking complex capped by two 50-story residential towers as well as a minor league baseball stadium. The Saw Mill River, currently running underground, will be unearthed and highlighted to create a pedestrian “riverwalk” with open space, boutique retail and café dining.

The $1.6-billion, two million-sq-ft development is expected to create more than 13,000 construction jobs as well as 5,432 permanent jobs, according to IDA.

The $27.4 million expansion of Macy’s at the Cross County Center will include 92,500 sq ft of new retail and storage space as well as new public parking facilities. The expansion will generate 225 new construction jobs while the expanded Macy’s is estimated to create 54 new permanent positions, according to IDA.

“Passing these resolutions is an important step forward for both projects,” said Ellen Lynch, president and CEO of the Yonkers IDA.

“In the current economic climate, Yonkers must do everything it can to attract new business, promote development like SFC’s River Park Center and to retain important existing businesses like Macy’s, and the IDA is a powerful tool the City can use to achieve those goals,” said Yonkers Mayor Philip Amicone, also chairman of IDA. “River Park Center is a milestone project that will help define the future of Yonkers while the expansion by Macy’s, at a time when the company has had to defer renovations at Herald Square, reflects a belief in the strength and resilience of our city and our ability to compete in the global marketplace by one of the nation’s leading retailers.”

Following the public hearings, final development agreements for each project must yet again be approved by Yonkers IDA before construction can begin.

Comprehensive Rezoning of Grand Concourse Begins

Rezoning to revitalize a 30-block area of the Lower Grand Concourse in

the South Bronx, New York is currently underway, announced Department of City Planning Commissioner Amanda Burden.

The rezoning aims to create a mixed-use neighborhood utilizing dilapidated loft buildings and vacant land along the lower Grand Concourse from East 149th Street to the north, to the Harlem River on the south and west, and Morris Avenue at the eastern border.

According to DCP, the initiative will create 3,400 units of new and affordable

housing. Inclusionary zoning will also be incorporated into the project to spark incentives for creation or preservation of affordable housing and the provision of 600 units as permanently affordable. The renovated loft buildings would be zoned for either residential or commercial reuse.

The rezoning encompasses a new nine-acre waterfront park directly north of proposed rezoning area as well as public waterfront access and open space along the Harlem River.

The plan will retain its original zoning for light manufacturing and includes zoning provisions to encourage the development of neighborhood grocery stores. Under the new zoning, grocery stores of any size would be allowed as-of-right within the Lower Concourse MX district. Current rules require a grocery store greater than 10,000 sq ft to receive a special permit to locate in the area. A majority of existing businesses would remain conforming in the proposed mixed-use district.

New height limits along the Grand Concourse would match existing buildings

on the historic Grand Concourse to the north, with six to eight stories at the street and a maximum building height of 12 stories. The heights of mixed use buildings along the side streets would be capped at 70 to 80 ft depending on the location and on the wider corridors, such as 138th and 149th Streets, where buildings could rise to a maximum of 120 ft.

“The Grand Concourse symbolizes the aspirations of The Bronx and we expect that this rezoning will catalyze new investment and economic opportunities,” explained Commissioner Burden. “The Lower Grand Concourse and its adjacent waterfront is an incredible resource that with the ongoing partnership of the community and its leaders, will be integral to the continued growth and vitality of The Bronx.”

The rezoning is currently undergoing the Uniform Land Use Review Process.

Renovation of Grand Park Office Condos Underway

Philips International, a New York City-based real estate investment, development and management company firm, has recently started a comprehensive, multi-million dollar renovation to create Grand Park, which will feature office condominiums.

The new facility, located at 40th Street and Park Avenue in Manhattan, will be a 99,368-sq-ft, nine-story building with a new lobby, elevator upgrades, and energy-efficient windows.

“Grand Park is one of the select few New York City buildings where professionals or companies can purchase office condominiums that allow them to completely control their own space,” said Michael Pilevsky, managing director of Philips International. “This multi-million dollar renovation/conversion creates immediate ownership opportunities that are perfect for New York-based firms, not-for-profit organizations, medical practices, and other companies seeking the unmatched prestige and powerful aura of a Park Avenue practice.”

The spaces range from 2,364 sq ft to full floors of 11,093 sq ft and are slated for completion in the first quarter of 2010.

MoMA Party Will Go On, Despite Recession

This year marks the 10th anniversary of the MoMA/P.S.1 Young Architects Program, run by New York’s Museum of Modern Art and the P.S.1 Contemporary Art Center. The program invites emerging architects to create a temporary outdoor landscape in P.S.1’s concrete courtyard, home to its Warm Up summer music series. Since its inception, the program has acted as a kind of barometer of young architects, according to MoMA’s chief curator of architecture and design, Barry Bergdoll.

This year, the winning design, which Bergdoll calls “very much in the mood of the times,” is by the Cambridge- and New Haven–based firm MOS. Dubbed afterparty, it was chosen from among the proposals of five finalists selected out of a pool of about 40 invited nominees. The other finalists were !ndie architecture, Bade Stageberg Cox, L.E.FT architects, and PARA-project.

In response to the program brief, which required only that architects provide shade, seating, and water elements within a $70,000 budget, MOS’s Michael Meredith and Hilary Sample created what they call an “urban shelter” and “cooling station.” Their installationis a network of tent-like “cellular spaces” made of aluminum and thatch that tower over scattered benches and water troughs. The design is a direct response to the site’s micro-environment—through induction, the spaces will generate cooling breezes to counteract the courtyard’s extreme heat—and to P.S.1’s surrounding industrial neighborhood. Bergdoll says it is also “an architecture that was clearly conceived in the aftermath of the blows to the economy” that struck the world this fall.

Meredith and Sample agree that the economy influenced their design. “The idea of all these people partying for us was a little weird given the situation at hand,” says Meredith, “so we tried to produce more intimate spaces to hang out in, lots of seating, a slightly more somber atmosphere.” Sample says they also aimed to use simple systems, like arches and oculi, that would be easy to construct.

According to Bergdoll, the economy also influenced MoMA, which discussed suspending the Young Architects Program, but decided that to do so would be terrible. “If the museum couldn’t support young architects through thick and thin,” he says, “that would not really represent our commitment to contemporary architecture.”

MOS’s afterparty will go up at P.S.1 in this in June. All five finalists’ proposals will be exhibited at MoMA over the summer.

This story originally appeared in Architectural Record.

Business Park Planned for Westhampton

Plans are in the works the Hampton Business and Technology Park in Suffolk County, New York.

Rechler Equity Partners, owner and operator of commercial properties on Long Island, was chosen to build and manage the project, which is located on the grounds of Gabreski Airport and features a 485,000-sq-ft center and a 145-room hotel with full conference capabilities.

“We are excited to have the opportunity to create something that will undoubtedly transform the entire area,” said Mitchell Rechler of Rechler Equity Partners.

According to the developer, Hampton Business Park is expected to generate significant economic benefits for Suffolk County and Westhampton, including permanent full-time jobs, real property tax revenues, and local and sales tax revenues.

Additionally, the center aims to attract film production and television media companies, names of which have yet to be released.

“This park will provide a new opportunity for high-tech firms to find affordable and accessible, industrially zoned property on Long Island with sewers,” said Suffolk County Executive Steve Levy. “Our economic development policy is centered around renewing previously developed areas and growing our economy without encroaching upon our beautiful open spaces and precious environment.”

The official construction start date has yet to be released.

Water Street Project Progresses

The project team to redesign Water Street in Lower Manhattan has recently been selected.

After responding to a Request for Proposals in 2008, Starr Whitehouse Landscape Architects and Planners PLLC and FXFOWLE Architects, both of New York, have been selected for the project coordinated by the Alliance for Downtown New York.

The project involves studying street level conditions and implementing a plan for the street, which aims to establish a new paradigm for commercial, retail and visitor engagement, according to the Alliance.

The site spans a half-mile, is flanked by almost 20 million square feet of Class A and Class B+ office space, and harbors many of the city’s largest companies, which collectively employ more than 70,000 people.

“Water Street was once on the water’s edge, and must stay on the cutting edge of Lower Manhattan,” said Elizabeth Berger, president of the Alliance. “This study will provide a blueprint for the future of Water Street . . . [and] will identify new opportunities for property owners, business, non-profits and the public that will advance street level conditions, activate public spaces and support economic activity here.”

Starr Whitehouse’s portion includes redefining the Street to create a more livable environment. “We will guide the Downtown Alliance and the Committee towards creating a new vision for Water Street that will improve the pedestrian experience and promote economic activity on the Street,” said Stephen Whitehouse, partner at Starr Whitehouse. “Water Street is ready for new transformative measures that will contribute to the current renaissance of Lower Manhattan.”

FXFOWLE Architects will provide architectural and urban design leadership for the project.

“FXFOWLE is recognized internationally for its sustainable approach to urban planning and its sensitivity to the social and economic vitality of cities,” said Mark Strauss, senior partner at FXFOWLE Architects.

The project is expected to be complete by early 2010.