We're starting at the Center for Architecture - where else? Here you’ll see our building in all its original glory. It was once home to the Pessagno and Montresor wine store. The Center for Architecture as we know it today was designed by Andrew Berman Architect through an open design competition. The design carves out the structural slabs to create an enormous two-story atrium that allows light to filter down to the subterranean level, bringing the outside into our gallery space.

First up is Washington Square Village, an iconic Robert Moses development right across the street from the Center for Architecture. Constructed in the 1950s, Washington Square Village was initially built as a middle-class housing complex, but due to a languishing rental market it was purchased by NYU in 1964 to be used for faculty housing. Those residents who were already living in WSV were able to retain their apartments, some of whom still live there 40 years later! However, it is important to note that Jane Jacobs vehemently opposed the construction of Washington Square Village and University Village. “This is not the rebuilding of cities,” said Jacobs, “this is the sacking of cities.” Jacobs frequently spoke out against “slum clearance” and believed that “There is no logic that can be superimposed on a city; people make it, and it is to them, not buildings, that we must fit our plans.” For Jacobs, the destruction of historic buildings and neighborhoods like Greenwich Village would irreparably harm the city and its inhabitants. Interestingly, Washington Square Village and University Village have become significant historic structures in their own right. Of particular interest are I.M. Pei and James Ingo Freed’s Silver Towers I and II, constructed in 1960 around a courtyard featuring a sculpture by Carl Nesjär and Pablo Picasso. In 2008, the NYC Landmarks Preservation Commission designated Washington Square Village and University Village as NYC landmarks. In 2012, NYU submitted a plan to redevelop the empty lots between the superblock’s existing buildings. In response, NYU faculty and Village Preservation formed a coalition to oppose the development; the group claimed victory in 2014. NYU immediately appealed the decision, and it remains to be seen what will happen to this once-reviled development.

A nice stroll around Washington Square Park is just what we’d like to do right now! While it may look like the fountain has been standing since the park’s construction in 1852, the structure we see today was actually the product of a 2007 renovation. This renovation, spanning four years, reoriented the location of the fountain to properly align with the archway (designed by Stanford White), creating one of those picture-perfect NYC views down Fifth Avenue. However, the plan was not widely accepted by the community. Prior to construction, there were several lawsuits filed against the city to block the project from taking place. Ultimately the city won, and the final phase of the project was completed in 2011.

Next up is a classic Greenwich Village institution: The Public Theater at Astor Place. Originally designed by Alexander Saeltzer in 1881, the Romanesque Revival building was part of a blocks-long development initiated by John Jacob Astor in the late 19th Century. Astor bequeathed the building for the creation of a free public library, aptly named the Astor Library. Later, it would become the first branch of the New York Public Library. You’d never know it, but the Public Theater is made up of the original Astor Library building and two additions on either side. The combined three buildings came together seamlessly to accommodate the expanding demand for the library, and later became a grand space for The Public Theater. The building was restored and renovated in 2012 by Ennead Architects (formerly Polshek Partnership Architects), including a full restoration to its façade and a lobby upgrade. Ennead also added an exterior stair to provide a platform for the public to hang out and perform on!

As we careen uptown, we’re stopping at James Renwick’s Gothic Revival Grace Church, which sits prominently at the bend of Broadway. Built in 1846, the building has all the accolades – it is a United States National Historic Landmark, New York City Landmark, and is also on the National Register of Historic Places. The building was one of the young (23 years old!) architect’s first projects. Renwick’s most well-known building, St. Patrick’s Cathedral, is among his many other notable works which include St. Bartholomew’s Church on Park Avenue in New York and the Smithsonian Institution Building in Washington, DC. Now back to the Grace Church – while the building itself has not undergone any major renovations, Grace Church School (which sits just to the east of the church) received a major subterranean addition ten years ago, affecting the land that the church sits on. At the southwest corner of the lawn in the image you see here, there is a hidden underground gymnasium two stories below, with additional staff offices and facilities for students!

Tammany Hall was the home to the political machine known as the Tammany Society from 1929 until they could no longer afford the building in 1943. Despite its storied political history, the Neo-Georgian building was only designated a New York City landmark in 2013. A renovation proposed by BKSK Architects a year later in 2014 included a multi-story glass dome perched on the top of the existing landmarked building. This design was deemed too stark by the LPC, but a year later BKSK came back to the commission with a slightly pared down version and it was unanimously approved. There will still be a large glass dome that rises two stories above the roofline of the existing building, but the profile is much lower from the street. If you look up the designs (which you should!), you’ll notice that the glass dome rather resembles a turtle shell, which is precisely what the architects were after. Inspired by the namesake of the original chief of the Tammany organization and leader of the Lenape people in the late 17th century, Chief Tamanend.

Spanning over a century of architectural styles from the 1860s to 1960s, with a stellar renovation in the 1970s by Richard Meier, the Bell Laboratories Building Complex is an amazing example of adaptive reuse. The oldest building in the complex was constructed in the vernacular Italianate style circa 1860 to house the Hook’s Steam-Powered Factory. It is one of the last remaining 19th-century industrial buildings on the Hudson Riverfront. From the 1920s to the 1960s, the complex served as the headquarters for Bell Laboratories and bore witness to parts of the Manhattan Project and innovations including the first television broadcast. When Bell Laboratories vacated the property in the early 1960s, the complex fell into disrepair and found itself at the mercy of an aggressive Urban Renewal Program. Jane Jacobs spoke on behalf of the West Village Committee at a townhall discussing the demolition of Bell Laboratories, arguing that the complex suffered only from negligible blight and that it would be unconscionable to demolish it. Thankfully, Bell Laboratories escaped this fate, with an innovative plan to convert the historic structure into a hybrid work/live artists’ studios complex. In 1968, the J.M. Kaplan Foundation and the National Endowment for the Arts provided $1 million in seed money to purchase the former Bell Laboratories site for the Westbeth Artists’ Housing project. The adaptive reuse project was designed by Richard Meier, who was inspired by Le Corbusier’s Unite d’Habitation in Marseilles. Meier created 383 single-story and duplex residential units, gallery spaces, dance and theater performing spaces, and common studio spaces in the basement and the Section I (former Hook’s Steam-powered Factory) building. The Bell Laboratories complex showcases the evolution of the West Village from a gritty industrial hub to a hot spot for art and architecture.

Albert Ledner’s playful National Maritime Union Building, now the Lenox Hill Center for Comprehensive Care, dominates the chaotic Seventh Avenue intersection in Greenwich Village. Flying in the face of newly canonized modern architecture, in 1964 Ledner designed a building that proudly floats into Lower Manhattan and cleverly references its patron with a scalloped façade and porthole windows. Joseph Curran, the union’s president, described the building as “the box in which the Guggenheim Museum came.” Ledner continued to design buildings for the National Maritime Union across the United States, including the Maritime Hotel (+ Dream Hotel) in Chelsea. In 2008, the National Maritime Union Building found itself in the crosshairs of a demolition crisis–its owner and occupant at the time, Saint Vincent’s Catholic Medical Centers, successfully petitioned the Landmarks Preservation Commission to demolish the building. Devastated, local preservation groups like Protect the Village Historic District and DOCOMOMO NY/Tri-State rallied around the building to advocate for its excellence in whimsical modernism. The groups also argued for its historical significance as a bastion of the bygone era of thriving ports and due to the importance of Saint Vincent’s as the location of ground zero for the AIDS crisis in the 1980s. Thankfully, preservationists were successful in advocating for the building’s rehabilitation. In 2011, Saint Vincent’s declared bankruptcy and bequeathed the National Maritime Union building to the North Shore-LIJ Health System, who commissioned Perkins Eastman to complete an exterior renovation and a comprehensive adaptive reuse of the complex. The complex reopened in 2013.

The National Maritime Union Dormitory and Training Center (1967) on 9th Avenue between 16th and 17th Streets is another of Albert Ledner’s commissions for the National Maritime Union. With over 100 porthole windows and a white, tiled, sloping façade, the dormitory adheres to Ledner’s playful modernist aesthetic in the nearby National Maritime Union Building . In 1987, the National Maritime Union sold the Dormitory and Training Center to Covenant House for use as a runaway shelter and education facility. Over the next two decades, the building experienced a string of bad luck that would tarnish the architectural integrity of the complex: in the late-80s New York Mayor Ed Koch sought to condemn the building and turn it into a prison and then, in the mid-90s a street-level renovation interrupted the sloped façade and added a faux-brownstone city block. Fortunately, adaptive reuse projects have restored its architectural integrity. The Dream Hotel, designed by Handel Architects, added a new Ledner-inspired façade to a portion of the building while retaining the porthole window motif. The Maritime Hotel, a portion of the Dormitory and Training Center rehabilitated in 2003 by Eric Goode and Sean MacPherson, painstakingly recreates elements of the original design and adds details such as nautical teak paneled rooms.

Constructed on the Hudson River Front between 1979 and 1986, the Javits Center is the most contemporary building on our tour. I.M. Pei and Partners designed the conference center to evoke the crystal palaces at the center of 19th-century World’s Fairs in London and Paris. Unfortunately, the Javits Center, has been enmeshed in controversy since its nascence. The project was finished two years behind schedule andmore than $111 million dollars over budget, and was investigated by the U.S. attorney’s office for its links to corrupt, mob-dominated unions. The glass exterior was constructed without any thought to cleaning, and the defining feature of the proposed design, a glittering entrance hall that would have opened onto the Hudson River, was never constructed due to budgetary constraints. In 2015, FXFOWLE completed a major renovation of the Javits Center which greened the building and made the glass façade safer for birds. Javits has been disparagingly likened to a tinker-toy set, a mausoleum, and Darth Vader. New York Times architecture critic Nicolai Ouroussoff went so far as to list the building as one of his “top candidates for demolition” in New York City. With such vitriol surrounding the Javits Center, could a building like this ever warrant historic preservation? Surprisingly, the answer is yes. Historic and cultural significance are accrued over time. Buildings can only be considered for historic designation once they have turned 50, which also happens to be the average lifespan of an American commercial building. A building is most at risk for demolition when it is between 30 and 40 years old. The Javits Center is 34. Should preservationists begin to reconsider the architectural contributions of this building? Probably – I.M. Pei is a significant Chinese-American architect whose work will be studied by many generations to come. With its clear nod to 19th-century architecture, the building embodies many of the ideals of the postmodernism movement and fulfills criteria for cultural significance. Time is the most precious resource in historic preservation – how can we better guess which buildings will be significant before they are at high risk for demolition?