Adding millions of square feet to two Moses superblocks south of Washington Square enrages locals.
A stroll along Washington Square South provides a good primer on NYU’s approach to development in recent decades. On one side is the park, former stomping grounds of O’Neill, Dylan, and Jacobs. On the other, a stretch of stone-faced institutional buildings, their imposing facades beckoning exclusively to students and faculty with a severity alien to the lively mood that otherwise energizes Greenwich Village. In the bad old days, these buildings were constructed in an as-of-right, piecemeal fashion with little community input.
THE NEW TOWER MIMICKS ITS NEIGHBORS, THOUGH ITS PROPORTIONS AND HEIGHT (38 VERSUS 30 STORIES) VARY. (CLICK TO ZOOM)
Now the school is attempting a different approach, creating a masterplan that maps out the creation of roughly six million square feet in the city over the next two decades, an effort university officials said has been rooted in thorough planning and outreach. Yet despite the change in tactics, many in the community remain wary as ever, saying the university continues to ignore local input.
NYU is in fact looking as far away as downtown Brooklyn and Governors Island for opportunities, yet the heart of its plan—and of the university—remains in the blocks surrounding Washington Square Park, known as the Core. The university wants to put nearly half its new development in the area, much of it focused on the two Robert Moses superblocks north of Houston Street: Washington Square Village and the landmarked Silver Towers. By concentrating development in these already dense areas owned by the university, officials say, NYU can avoid buying up more of the Village.
The university and its designers—Grimshaw, Toshiko Mori, and Michael Van Valkenburgh—are proposing four thoughtful, albeit large, buildings that strive to minimize their impact on the neighborhood by peeling back the problematic parts of the superblocks, including serpentine fencing and landscapes, dreary street frontage, and a hodgepodge of circulation paths in order to create a more inviting environment.
Mori said the idea is to work within the logic of the disparate superblocks, where a plan for three slab buildings was abandoned by the original developer in the face of economic challenges in the late 1950s. Two of these Paul Lester Weiner–designed slabs were built, becoming Washington Square Village, which NYU then acquired along with the site of Silver Towers, which were built the following decade. “This is not a tabula rasa,” Mori said. “We’re not replacing the buildings but rationalizing, enhancing, and making them better.”
The first piece of the plan to enter public review will be a tower designed by Grimshaw for the Silver Towers site. Rising to 38 stories (eight more than its neighbors), the new tower will pay tribute to I.M. Pei’s distinctive facades with its own inventive glass treatment. The tower consists of four L-shaped volumes, with two elevated to create transparency and entrances, one for residents, the other for a controversial hotel.
Because the Landmarks Preservation Commission landmarked not only Pei’s three towers but the grounds surrounding them, NYU must seek its approval to build the new tower in line with Wooster Street, which the designers argue creates the best sight lines within the complex. The grocery store at the corner of LaGuardia Place and Bleecker Street would be replaced with an underground garage and a playground on top; the designers could have built here as of right, but prefer not to.
To the east of the towers is the squat Coles athletic center, which would be demolished to make way for the 17-story, Zipper Building, so called for the light wells creating bays in the structure’s upper half. The Zipper would accommodate both a new grocery store and academic space.
The most complicated piece of the plan is at Washington Square Village. The designers are proposing to replace a park and underground parking lot between the extant slab buildings with a two-level, 500,000-square-foot academic building below grade. In the center, a sunken garden would provide natural light into the space inspired, according to the architects, by Dominique Perrault’s Bibliotheque Nationale in Paris.
Bookending the site would be two more academic towers, one of which may also include an elementary school, a nod to the community. Rising up to 8 stories on LaGuardia Place and up to 17 on Mercer Street, the buildings are crescent-shaped in a yin-and-yang layout meant to reflect light into the heart of the new quad. NYU intends to take the entire project before the City Planning Commission next year, after Landmarks determines what, if anything, can be built on the Silver Towers site.
In spite of NYU’s efforts, the community is not happy with the ambitious plan. In part, their anger is based on a 2007 promise NYU made not to pursue non-essential development within the Core. NYU counters that it has reduced the amount of its development and concentrated it within a tight footprint. “For them to turn around and stab us in the back so quickly is unconscionable,” one local resident said. “Some of us tried to maintain as much goodwill as possible, but I don’t see how that is possible anymore.”
There is also rage about the proposed hotel and NYU’s apparent disinterest in considering Lower Manhattan because of its distance from the Core. That NYU presented it as a single ULURP rather than phased per project has attracted particular vitriol.
Just as when Moses created these superblocks a half-century ago, the designs on paper meet far different conditions on the ground. The university needs to expand; the community doesn’t want 2.6 million square feet of new development. The density, if not the design, is as of right. This being New York, it just might happen. This being the Village, it just might not.