Metropolitan Tower (Manhattan)
Metropolitan Tower | |
---|---|
Macklowe Properties | |
Main contractor | HRH Construction |
Metropolitan Tower is a mixed-use
Metropolitan Tower is next to Carnegie Hall Tower, separated from it only by the Russian Tea Room. The building has entrances at 57th and 56th Streets, connected by a passageway that forms part of 6½ Avenue. The base contains about 225,000 sq ft (20,900 m2) of office space, with a triple-height mechanical area at the top. The office stories are owned as a single condominium, as are each of the 235 residential apartments in the upper stories. The residential tower resembles a right triangle in form, with a pointed edge facing north on 57th Street. Because of the high ceilings of the office stories, several floor numbers are skipped and the highest floor is numbered 78.
The site of Metropolitan Tower was occupied by low-rise buildings until 1982, when they were acquired by the Feinberg Realty and Construction Company and then Macklowe's company Macklowe Properties. Though Macklowe also tried to acquire what later became Carnegie Hall Tower's site, he was unable to obtain the Russian Tea Room between them. Construction began in 1984, and the residences were marketed to wealthy buyers after the building was completed. The office condominium has changed ownership several times in Metropolitan Tower's history; as of 2016[update], the offices are owned by GreenOak Realty and L&L Holding.
Site
Metropolitan Tower is at 146 West 57th Street, between Sixth Avenue and Seventh Avenue two blocks south of Central Park, in the Midtown Manhattan neighborhood of New York City. The building's land lot covers 18,577 sq ft (1,725.9 m2), has a frontage of 85 ft (26 m) along 57th Street, and is 200 ft (61 m) deep.[1]
The building shares the city block with
The neighborhood was historically part of an artistic hub that developed around the two blocks of West 57th Street from
Architecture
Metropolitan Tower was designed by
Form and facade
Metropolitan Tower consists of a 48-story triangular tower on top of an 18-story rectangular base.[17][19] This includes a triple-height mechanical space above the base.[16][20] The tower section is designed like a right triangle in plan, with its hypotenuse facing northeast.[16][21] The northeast facade was meant to maximize views of both Central Park to the north and Fifth Avenue to the east.[19] The shape was also required due to zoning restrictions on the site.[17] Due to the proximity of other buildings, some views from Metropolitan Tower are blocked by CitySpire Center and Carnegie Hall Tower.[22] Metropolitan Tower was built "as of right" without using special zoning provisions to allow a greater height than would be normally allowed. Metropolitan Tower does use the air rights over 140 West 57th Street, but the buildings' zoning lots were merged, so the building's site technically includes 140 West 57th Street as well.[23]
The curtain wall panels are composed of glass panes and aluminum strips. They are designed so that, when assembled, they appear as an unbroken sheet of glass.There are 7,200 curtain-wall panels in total with 72,000 panes between them.[24] The black glass panes measure 5 by 9 ft (1.5 by 2.7 m).[25] The panels at the base are made of reflective glass. while those in the tower are non-reflective and contain sections that could open to allow fresh air into the upper-story apartments.[24]
As designed, a canopy on 57th Street led to a double-height entryway with Italian-marble floors and walls, as well as a doorway with columns in a modified Doric style.[16][26] The entryway was 30 feet (9.1 m) tall and was largely covered by black glass similar to the rest of the facade.[26] There was a sidewalk canopy only in front of the residential lobby. This caused confusion for office tenants, who frequently went into the residential lobby by mistake before the doorman asked them to leave. After a renovation in 2006, a cantilevered, gabled canopy was installed in front of the office lobby.[27]
Structural features
The
Metropolitan Tower's superstructure is divided into three sections, which use different strengths of concrete. The strongest concrete is used on floors 1 through 11, followed by floors 12 through 17, with the weakest concrete on and above floor 30. The columns and shear walls in each section are stronger than the floor slabs. The strength of the concrete ranges from 4,000 pounds per square inch (28,000 kPa), for the residential slabs on and above floor 30, to 8,300 pounds per square inch (57,000 kPa), for the shear walls on and below floor 11.[28]
At the triple-height mechanical story, labeled as floor 17,[20][a] loads from the upper stories are shifted onto columns at the lower stories.[16][24] The mechanical story consists of a concrete slab with one mechanical duct embedded in it.[30] The mechanical story contains steel reinforcing beams measuring 13 feet (4.0 m)[24] or 15 ft (4.6 m) deep.[16] Above the mechanical story are outriggers, which disperse the wind loads upon the building's exterior.[28] On upper stories, Metropolitan Tower contains flat floor slabs, made of 8.5 inches (220 mm) of stone concrete. The use of thick concrete helped stabilize the building against high winds, especially as compared to steel. Because Macklowe wanted to reduce the number of columns on the perimeter, the floors are supported by shear walls and columns. The shear walls are placed perpendicularly to the northeast side of the tower, wrapping around the floor slabs in a horseshoe layout.[30]
Interior
Though the building is physically 68 stories tall,[12][13][b] the top floor is numbered 78. According to one of Macklowe's lawyers, this is because the base of the building has high ceilings.[20] Macklowe said Donald Trump had inspired him to label the top floor with a higher number than the physical number of stories the building had.[32] Floor number 13 is skipped, and floor 17 (containing mechanical equipment) is not labeled on the building's condominium offering plan.[20] Floor numbers 18 through 29 are skipped completely.[15][33] The first residential story, floor 30, would have been labeled as floor 18 under traditional counting methods and if the mechanical story was counted as one floor.[20][31] The building has 653,000 square feet (60,700 m2) of office, retail, and residential space in total.[24]
Lobby and office stories
The building's entrances on 57th and 56th Streets are connected by a public passageway that forms part of
Originally, Metropolitan Tower's lobby was planned with a concierge station, as well as etched-glass doors connecting to an elevator bank.
The base contains about 225,000 sq ft (20,900 m2) of office space.[16][21][40] There are 17 stories in the base.[20][31] The ceilings of each office story are 13.5 ft (4.1 m) tall, which is taller than the standard ceiling height of 9 ft (2.7 m) in residential structures in Manhattan. According to Macklowe, this made the base about as tall as a typical 30-story residential building, since what would have been the "18th floor" was more than 250 ft (76 m) above ground.[15][20]
Apartments
Metropolitan Tower was designed with 246
Floor 35 contained four model apartments designed by Andrée Putman, Juan Pablo Molyneux, Tod Williams Billie Tsien Architects, and Gensler with different themes.[44] Putman's "sleek continental" unit in the northern corner, which she compared to a ship's prow, was designed with blond sycamore paneling, nickel plated hardware, and bookshelves made of sandblasted glass and black-epoxy-finished steel.[44][45] Williams and Tsien designed their "hip contemporary" unit with metal screens, an aluminum mesh curtain, terrazzo floors, oak furniture, and silk upholstery.[44][46] Gensler's "faux cowboy" unit included furnishings from Ralph Lauren and was targeted toward corporations looking for small apartments. Molyneux's unit was designed in a "plush romantic" style.[44]
Some apartments were modified after the tower's opening, such as a group of three units combined by Williams and Tsien, who used metal furniture, varying color schemes, and ceiling decorations to mark boundaries between rooms.[47] A corner unit was redesigned by Steven Holl with tilted walls and an airplane screen to "accompany the acute angles of the existing plan".[44][48] Yet another unit, redesigned by Juan Montoya, involved the removal of a bedroom and the addition of fluted columns, ashwood paneling, and doors that were flush with the walls.[49]
At the time of Metropolitan Tower's completion, its residential amenities were lavish even when compared to other luxury developments.[50] This included a private garage with a chauffeurs' waiting room, as well as a communications center with stock quote and telex machines.[16][41][50] The building also had housekeeping, laundry, shoe-shine, package-delivery, and dry cleaning services. Metropolitan Tower's catering kitchen could make meals for large receptions or small dinners.[16] On floor 30 is a health club and a private dining room.[16][51][c] The dining room, Club Metropolitan, has a 40-seat capacity and is only for residents and their guests.[52] The fitness club has a 40 ft-long (12 m) swimming pool, whirlpool, sauna, steam room, and exercise equipment.[16] Floor 31 has fourteen apartments for residents' housekeeping staff and bodyguards,[16][41] which cost $125,000 per room when Metropolitan Tower opened.[41] On the roof was an observation deck.[41] All of these amenities were targeted at the business executives and other frequent travelers that Metropolitan Tower sought to attract.[39][53] In 2011, the penthouse rented for $18,000 per month.[54]
History
In 1982, the Feinberg Realty and Construction Company purchased 1,850 sq ft (172 m2) of land on 57th Street and bought out tenants' leases.[55][21] The tenants included the Little Carnegie Theater, which closed abruptly in mid-1982 after the acquisition.[55][56] Feinberg had hired Schuman Lichtenstein & Claman to design a 350,000 sq ft (33,000 m2) tower on the site.[55]
Development
Site acquisition
Harry Macklowe acquired Feinberg's land soon after the latter company had purchased its site.[21] He also planned to acquire a parking lot two parcels to the west, which was owned by the New York City government and operated by the Carnegie Hall Corporation.[57] The lot to the west had contained the Rembrandt apartment complex before it was demolished in 1963.[58] The parcels were separated by the Russian Tea Room; if the three sites were combined, this could allow a 51-story tower with 1×10 6 sq ft (93,000 m2).[59] Macklowe had offered the Russian Tea Room's owners, Faith and James Stewart-Gordon, $12.5 million for their building's air rights in 1982.[60] However, the Stewart-Gordons refused several offers to acquire their building, so Macklowe withdrew his bid for the Rembrandt site in 1983.[57][59]
Macklowe acquired air rights from the neighboring 140 West 57th Street.
Construction
Macklowe started constructing his skyscraper in 1984.[57] Work on the foundations started two months after the engineering drawings had been completed. The column arrangements and the shear walls on the upper stories were designed as the foundation was being built.[28] A crane on the site collapsed in September 1984 while the foundation was being constructed, but the crane operator was the only person injured.[64][65] A controversy emerged in early 1985, when the Stewart-Gordons complained that Metropolitan Tower's workers were damaging the restaurant.[66] Additionally, after complaints over how Macklowe was marketing the building as a 78-story structure,[31] the New York City Department of Consumer Affairs forced him to stop doing so.[67]
The concrete for the base and intermediate mechanical story was pumped from 57th Street and was lifted by a crane and bucket on 56th Street. A
Usage
Opening and early years
As proposed, the office stories comprised a single condominium owned by Macklowe, who leased the offices at rates of $44 to $47/sq ft ($470 to $510/m2). In the residential stories, each apartment was also its own condominium.[40] The residential units ranged from a $840,000 single-bedroom apartment to the $5 million penthouse.[41] To publicize the building, Macklowe placed floodlights on the facade so it could be seen from as far as North Jersey and Westchester County, New York.[50] Macklowe spent $500,000 on graphics alone, four times as much as the graphics budget on similar projects, and he spent $300,000 to create a short film[d] for marketing the building.[50] The film was shot in the New York City area and featured an "English earl, Texas rancher, Greek tycoon, [and] Russian spies" as likely buyers.[70][44] Macklowe hired Bobby Zarem to market the building to tenants. Massimo Vignelli also printed 20,000 copies of an 84-page sales brochure, which Macklowe then autographed personally.[50][44] Four firms also designed model apartments on floor 35.[44]
A broker was hired to market Metropolitan Tower's apartments; at the time, it was an unusual move for a condominium development in Manhattan, as most condominiums marketed their units with in-house staff.[71] Just before the launch of sales, in late 1985, Macklowe began receiving offers for condominiums from "celebrities, producers, and directors".[43] Among those potential tenants was actor Sylvester Stallone.[72] The interest from the entertainment industry was in part because the building was near the offices of several entertainment companies including CBS and ABC.[43] By early 1986, Macklowe had sold 96 residential units.[50] Metropolitan Tower had been nicknamed "the Russian Tea Room Annex", and a marketing manager said that about two-thirds of residential condominium buyers were Americans.[39] Construction was finished in 1987. That year, computer company Control Data Corporation leased 117,000 sq ft (10,900 m2), nearly half of the building's office space.[73] One of the largest residential transactions at Metropolitan Tower occurred shortly after opening, when a single Japanese buyer purchased 36 apartments.[74]
The residential units faced slow sales in part due to the building's location in a traditionally non-residential neighborhood.
21st century
In 2002, a joint venture of L&L Acquisitions and
L&L executive David Levinson also converted 105,000 sq ft (9,800 m2) of the office space into "prebuilt" offices. By 2009, about 90 percent of the prebuilt units were leased.
Reception
When Metropolitan Tower was being planned, Paul Goldberger of The New York Times criticized the tower as "the least respectful of the architectural traditions of this part of town", describing the facade as "slicing arrogantly into the venerable masonry streetscape of West 57th Street".[99] Joe Klein wrote for New York magazine that the building was a "glass-and-steel Godzilla looming ravenously over the elegant shoulders of the Essex House and St. Moritz".[44][100] In a 1987 New York magazine poll of "more than 100 prominent New Yorkers", Metropolitan Tower was one of the ten most disliked structures in New York City.[101]
Macklowe took some credit for the design, saying he believed Metropolitan Tower was "a seminal building" that would "reshape architectural thinking". He also expressed dissatisfaction at architectural criticism directed toward his buildings "just because I'm a developer and we do the architecture ourselves".[102][103] After the building was completed, Goldberger was more sympathetic to the design, writing: "What is most remarkable about Metropolitan Tower is the way in which it does not ruin 57th Street, for all that the building defies the street's architectural context."[61] Goldberger attributed this quality to the fact that 140 West 57th Street had not been refaced in glass, as was originally planned.[61] CitySpire, Carnegie Hall Tower, and Metropolitan Tower became known as the "Tuning Fork Trio" because of their shape and proximity to each other.[104] John McPhee of The New Yorker wrote in 2003 that the buildings "look like three chopsticks incongruously holding a cocktail blini", as they surrounded the small Russian Tea Room.[104] In 2017, three decades after the building's completion, Macklowe reflected: "I never got the compliments for" Metropolitan Tower's design.[105]
See also
References
Notes
- ^ When counting the true number of stories above ground, there are only 16 stories, or 18 if the triple-height mechanical story is included. The triple-height mechanical story is labeled as floor 17, and floor number 13 is skipped.[20]
- ^ News media sometimes count Metropolitan Tower as having 65 stories, with 17 stories in the base and 48 in the tower.[20][31] Other sources have reported the building as having 66 stories, with 18 in the base and 48 in the tower. This discrepancy may arise from the floor number of the triple-height mechanical story and whether the mechanical story is counted as one.[16]
- ^ This is cited in Newsday as floor 31.[41]
- ^ The short film was cited as 10 minutes in Newsday[70] and 14 minutes in The New York Times.[50]
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