Yesterday we reported that Columbia University has won LEED ND Platinum for its Manhattanville campus, in recognition for the sustainability goals the school has set out for its new 17-acre campus off 125th Street. A big part of that is the fancy green buildings the school will be building on the site, the first of which is the Jerome L. Greene Science Center (dubbed the Mind-Brain Institute) designed by Pritzker Prize winner and Times HQ architect Renzo Piano, who also helped created the LEED-certified master plan. The project is slowly taking shape in Harlem, but Columbia provided us with this cool video that shows the building coming together in all of one minute, 17 seconds.

All the while, Columbia has gone about the work of creating the most environmentally progressive neighborhood in the entire five boroughs, all from whole cloth.

Last week, the U.S. Green Building Council awarded Columbia’s new campus with LEED ND Platinum, the highest rating in the council's new-ish neighborhood development program. It is only the fifth project in the state to earn such recognition, and the first to achieve LEED ND Platinum. The designation means that the project has embraced the goals of accessibility, density, design and environmental efficiency, creating a model for future development.

"We like to think of it as a three-legged stool: environment, economy, equity," Jason Hercules, director of the LEED ND program, told The Observer. "Manhattanville excelled in all three."

LEED ratings have become a practical necessity for any new development in the city, ranging from university buildings to office towers to luxury condos. Even novel projects, like single-family homes, are pursuing this sheen of green, and thanks to Local Law 86, every new city building achieves the rating as well.

Now, to broaden its influence and further promote dense, sustainable growth throughout the country, the Green Building Council created the LEED ND program. Developers get points for everything ranging from transportation proximity to clean construction practices to the size of the blocks within the development—bigger ones tend to encourage out-of-scale superblocks.

Columbia's Manhattanville plan, created by SOM and Renzo Piano, entered the program five years ago, shortly after the rezoning was approved by the city. "Because of our serious commitment to sustainable design, we wanted this project to be seriously considered from the start," said Joseph Ienuso, senior vice president for facilities. "It’s a very rigorous process, we’ve been working on it five years."

The campus actually served as a pilot project for the council, helping it to refine exactly what criteria would be used to rate other neighborhoods in the program. "Theirs was a project that fit well with the goals of the program," Mr. Hercules said. "It was a shared learning experience." (This involvement had no bearing on Columbia’s receiving of the highest rating, Mr. Hercules said.)

“This is a milestone for Columbia not only because we are building a future in our home community in New York," university president Lee Bollinger said in a statement, "but because we are doing so with a commitment to the best urban planning principles and the highest quality architecture that reflect both the core values of city life and the fundamental need for a more sustainable society."

Manhattanville gets considerable points for many of the factors that make Manhattan and the rest of New York an inherently sustainable place to be, such as compact blocks, diversity of building types and proximity to robust transportation options. Still, Mr. Hercules said these do not guarantee a project scoring well or even making the cut. "Otherwise everything would be LEED certified," he said. "Somethings are easy in New York, others are hard."

Affordable housing is a big one. Critics have complained that there was not enough in the university's plan, and while it could not include any within the project, there is ample faculty housing (cutting down on commutes) as well as a $1 million affordable housing fund that will help seed local projects.

But those features are fairly standard. It is the more innovative commitments that pushed the Manhattanville campus to outperform others, such as a promise to build a minimum of 84 percent of its buildings to high sustainability standards (LEED Silver or above). An innovative below-grade service network, that keeps maintenance and delivery work off the streets, was given favorable marks. The possible inclusion of ferry service from the pier at 125th Street was another highlight, as were job training programs both within the campus and without.

"There’s a balance that needs to be made when new and larger projects come in," Mr. Hercules said, touching on the topic of gentrification that some locals feel remains unaddressed. "But the program considers all of these issues, and we feel this project made steps in the right direction."

One of the most unique features of the Manhattanville project, especially given its size and the fact it will be in progress for decades, is the commitment to clean construction practices. This involves everything from acoustical baffling added to extra-high construction fencing, which combined keep down noise and debris from spreading into the neighborhood, to using low sulfur fuel in the construction equipment. "One thing that’s pretty obvious when you’re at our site is you don’t see the puffs of black smoke you see at a lot of other construction site around the city," Mr. Ienuso said. The equipment is also washed down before leaving the site, so as not to track dust throughout the neighborhood.

"These things may seem small, but they add up," Mr. Ienuso said.

One person who had a hard time doing the math was State Senator Bill Perkins, who represents the Manhattanville neighborhood and has been an outspoken critic of the project. He said while the community might get some ancillary benefits from the LEED recognition, such as cleaner air and maybe a few jobs, it was primarily the university that would be benefiting, this despite the fact that it was community outcry that forced the university to embrace more sustainable practices.

"The neighborhood will be built to a better standard, but the community will not be here to enjoy it," Senator Perkins said. "It's almost like I picked the cotton but you get to wear the shirt."

Two things not factored into the Green Building Council's calculations were the case of eminent domain and the fatal accident this spring. On the issue of eminent domain, Mr. Hercules said it was "one factor among many."

"That’s something that’s somewhat outside the scope of our rating system," he continued. "Obviously, it’s important how a development is going to get control of their site. We obviously wouldn’t encourage anything that would disenfranchise anyone in the community. But once the developer has the property, it’s out roll to encourage a sustainable community."

This would not be the first time the council has overlooked such issues. The first project to ever receive LEED ND, back in 2009 was the city's plans for Willets Point—yet another eminent domain poster child.

mchaban [at] observer.com | @MC_NYC

A dream on a hill. (Domus)

Mr. Piano with his clients. (Arch Record)

Since the beginning, there was a certain amount of awe at Michael Kimmelman’s rejection of the boldface designers and celebrity architects that make up the world of starchitecture. There was little sign of the flash and panache that had defined architecture criticism in the pages of The Times for many moons. In fact things were quite gritty, even grim, if uplifting in their earnest and realism. By and large, the city(s) and profession has been better off for Mr. Kimmelman’s critical eye.

Still, there has been a clamoring in many quarters for more. At times it felt like Mr. Kimmelman was ignoring certain notable projects worthy of, even demanding notice. There have been but a dozen newsworthy developments in New York alone, from the Signature Theater to Brooklyn Bridge Park. What did Mr. Kimmelman—really, what did The Times, what did the paper of record, the voice of god--think of these important projects? With the exception of the divisive NYU expansion, to which Mr. Kimmelman had an ingenious (and thus far ignored) solution, we still do not know.

But now, at least, he has graced us, after seven months on the job, with his thoughts on one of the world’s most renowned architects. Well, two of them actually, Renzo Piano’s thoughtful-if-controversial addition to LeCorbusier’s chapel of Notre Dame du Haut. The result is a religious experience.

A few minor acoustic problems with the nuns’ concrete quarters aside, Mr. Piano and his team (Paul Vincent was the partner in charge at Renzo Piano Building Workshop) have created remarkably light and peaceful spaces that are virtually invisible from the chapel and gracefully connected to nature. Competing with Le Corbusier’s masterwork would have been a fool’s game and an affront, Mr. Piano clearly realized; spoiling it, a cinch. Doing neither, the additions insert new life onto the hill, and in the process remove a despised 1960s gatehouse that had obscured sight of the chapel from the town below.

Humility is a virtue. That’s the obvious lesson, but doing anything, even constructing a few self-effacing buildings at Ronchamp, is a big deal. Mr. Piano solved the riddle of adding to a site without appearing conspicuously to do so by burrowing into the brow of the hill, below the chapel, and inserting the convent and visitors’ center into the cuts, half buried, with zinc-and-glass facades to let in light. He placed the visitors’ center beside the old pilgrims’ path, which winds through woods from the valley all the way up the hill, and adjacent to a parking lot, which has been usefully trimmed.

A fire was crackling in the fireplace at the center when I stopped by to browse through the bookshop. A ramp led from there onto the dirt path rising to the chapel. Behind the opposite end of the visitors’ center, set apart by a tiny gate, the convent wrapped several hundred feet farther around the slope.

A fire was crackling in the fireplace!

Perhaps this is what is so compelling about Mr. Kimmelman. Even when he is considering famous objet d'architecture, it is still in terms of their humanity. He cares about the little things and little people, how a building is lived and experience, not What It Means (unless we're talking about what it means for humanity, and particularly for the city in which said building is found).

Notice that he talks to all the nuns, shares their experiences, as he recently did in a Parisian affordable housing complex. He is as much a reporter and an anthropologist as an architecture critic. He even goes so far as to name-check the partner in charge of the project and the landscape architect, a sharing of the spotlight that would have been unthinkable in the past.

Compare this to Mr. Kimmelman's predecessor and, say, his review of the CCTV Building, "the greatest building of this century" in Nicolai Ouroussoff's estimation:

Yet for all that, the CCTV headquarters may be the greatest work of architecture built in this century. Mr. Koolhaas, of the Office for Metropolitan Architecture, has always been interested in making buildings that expose the conflicting energies at work in society, and the CCTV building is the ultimate expression of that aim, beginning with the slippery symbolism of its exterior. At moments monumental and combative, at others strangely elusive, almost retiring, it is one of the most beguiling and powerful works I’ve seen in a lifetime of looking at architecture.

What grabs the imagination as much as anything is the vision the building offers of this particular period in history. Mr. Koolhaas has created an eloquent architectural statement about China’s headlong race into the future and, more generally, life in the developed world at the beginning of the 21st century. It captures our era much as the great works of the early Modernists did theirs.

These are Big Ideas for Big Buildings. But you cannot inhabit an idea or a movement or a gesture. This is something Mr. Kimmelman seems to grasp that few others do.

While working on yesterday's story about the new Renzo Piano-designed restaurant planned for under the High Line, we stumbled on this rather amazing video of the new Whitney posted on the Hight Line blog.

A version of this pic has been shown at various community events, and grainy pictures of the space have emerged on sites like Curbed, but seeing it here in its entirety is pretty jaw-dropping. As big fans of the original Marcel Breuer building, The Observer was sorry to see the Whitney heading downtown. Now it seems clear we are gaining as much of what might be lost—which really isn't lost anyway with the Met moving in.

mchaban [at] observer.com | @MC_NYC

Last week, Friends of the High line released a request for offers [PDF] seeking a restaurant operator to move into a new restaurant space being constructed at the Gansevoort Street entrance to the elevated park. The lucky restaurateur will occupy a fancy glass shed designed by Renzo Piano, architect of the neighboring Whitney Museum, and local firm Beyer Blinder Belle.

Entries are due by March 30. Representatives for the High Line would not reveal who or how many operators had applied, but they are hopeful for a strong showing from some of the city's top chefs, many of whom operate establishments within walking distance. The winning respondent will receive a 10-year lease to run the space, though aspects like the design and menu for the restaurant will be created under consultation with Friends of the High Line.

“The new restaurant will activate the concrete plaza below the High Line, providing a new, welcoming space for people to share a meal while also supporting the park itself,” said Friends co-founder Robert Hammond. “We look forward to opening a restaurant that is as unique and special as the High Line.”

mchaban [at] observer.com | @MC_NYC

The final price for the two plots on which Mr. Piano's crustacean-looking building will rise, 820 Washington Street and 93 Gansevoort Street, was $19.19 million, according to city records. That will come out to a little under $100 per square foot for the 195,000-square-foot building—well below the $200 to $300 a foot the neighborhood averages for building sales. Given the prime location next to the High Line, the Hudson and down the block from the Standard, James Nolen, a partner at Massey Knakal, believes the site could have fetched closer to $400 per square foot on the open market.

"The big thing about this site is there was a deed restriction for agricultural or meatpacking use, and it was city-owned, so it really couldn't be bid on by the fair market," Mr. Nolen said. "Obviously, whatever deal they got, the city felt it was good for the neighborhood and worth doing." Not to suggest that he does not like the deal himself. "It's a spectacular site, and this is very exciting for the area," Mr. Nolen added.

The Whitney and the city's Economic Development Corporation have not yet responded to requests for comment.

UPDATE: "Being that it's a cultural institution and we hold the development rights and there's a deed restriction for cultural uses, that is why the property is valued the way it is," an EDC spokesperson tells The Observer. The price was also slightly higher than the originally agreed upon $18 million because the Whitney exercised an option to buy a second piece of land owned by the city.

And just to clarify, we were pointing out the Whitney got a good deal, which is not to say that it is not deserving of one. The Observer agrees the last thing the Meatpacking District needs is another boutique or boutique hotel. The Whitney gift shop not withstanding.

mchaban [at] observer.com | @mc_nyo

At noon sharp, in the rectory next door, the Rev. Raymond Rafferty, the church's pastor, leaned forward, checked his watch and told The Observer gently, "Now, I really have to go." He had to prepare for the 12:10 Mass. The church holds services at least once daily during the week, and four times on Sunday. But the nave, which holds 400 people, is rarely full.

Once, Corpus Christi would have towered over the neighboring apartment buildings. But now it sits literally in the shadows of Columbia's Teachers' College across 121st Street, yet another totem of the university's swallowing of its upper Manhattan neighborhood.

Columbia, in fact, owns every building on both sides of the street, save for one co-op and the church. And several blocks to the northwest, the university is undertaking a massive 17-acre expansion into West Harlem that will inevitably mean years of demolitions and noisy construction. When it's finished, Columbia will have transformed an area once filled with auto mechanics and small manufacturers into a modern day "piazza," as its architect, the Italian Renzo Piano, describes it.

SLIDESHOW: E=MC Awesome: An Exclusive Look at Columbia's New Manhattanville Science Center

According to the most recent tax assessment rolls, provided by the New York State Department of Taxation and Finance and analyzed by The Observer, Columbia and N.Y.U. have amassed valuable properties rivaling the Catholic Church's long-held portfolio. The market value of city property owned by each of the three institutions appears to hover around $1.5 billion, based on the assessment rolls. The Catholic Church still claims a slight lead, but N.Y.U. and Columbia trail by only a couple of hundred million dollars each, and will almost certainly eclipse the church soon.

Though exact numbers are impossible to attain (the universities and the church own numerous properties under different registered names, and there are in total more than 11,000 registered property owners in the city), they clearly show that the gap has narrowed. Moreover, given the downward trends for membership in major religious organizations in the United States, time is on the universities' side.

New York City, which even a decade ago boasted a strong (and strongly religious) manufacturing working class, has rapidly become a wonkhub of nearly 600,000 post-high school students, according to the last census. The academic expansion in the city has come at the same time that the Catholic Church-once New York's largest private landlord and community presence-has confronted decline. In neighborhoods like Father Rafferty's, the role reversal is startling, with colleges starting to elbow out the church for space and influence. "New York is an intellectual city," said Mitchell Moss, a professor of urban planning at New York University (and an Observer contributor). "People want to study in New York. You have to recognize how much this has really changed."

While the Catholic Church, like other major religious organizations, struggles with declining resources and attendance, universities are scrambling to find room to grow. Father Rafferty, who before Corpus Christi was a New York University chaplain for almost a decade, smiles kindly when he talks about Columbia's reign over the neighborhood. "I understand the need for expansion," he said. "But you also need to think about the community you're expanding into."

He does not blame the university for any decline in church membership. "It's not their direct intention to cause that," Father Rafferty said. "Some of this is driven by society changing, and the failure of churches to evangelize, welcome newcomers, and scandals within the church."

For decades, Corpus Christi has, in fact, enjoyed a symbiotic relationship with its Ivy League neighbor. While a student at Columbia in the 1930s, for instance, Thomas Merton, later to become one of the 20th century's most famous Catholics as an author and lecturer, was baptized there, and young people still approach Father Rafferty asking to be christened after reading Merton's memoir, The Seven Storey Mountain. But starting in the '60s and '70s, partly because of its neighbor's growing population of students and faculty, Corpus Christi watched its membership drop (though it has climbed slightly in the past decade). Apartment buildings once filled with strongly Catholic Irish and Hispanic immigrants have become housing for undergrads and their TAs, who may or may not see the need for Catholic theology or organized religion in general.

The church still controls some of the city's most valuable real estate. Amid the anxious consumerism of Fifth Avenue, St. Patrick's Cathedral rises largely unchanged over the past 150 years. When the church bought this land in 1810, in what was then the countrified city limits, "People thought it was a folly," said Paul Moses, a journalism professor at Brooklyn College, who's reported on the Catholic Church for decades. But the church's understanding of demographics, its insight into the rhythms of birth, marriage and death in New York, was unmatched. The cathedral cost about $4 million to build, and now St. Patrick's, which is also the seat of the archbishop of New York, has more than $191 million in assets, making it one of the 150 biggest landowners on the city's assessment rolls.    

But even as the value of St. Patrick's and other church properties has skyrocketed, many other Catholic parishes are in dire financial straits. "The church is land-rich and cash-poor," said one person familiar with its holdings. "There is no question many of the properties are an economic drain." Many of the buildings should be demolished, the source added, but a lot still enjoy "prime, prime locations."

Though baptized Catholics still make up roughly 40 percent of the New York City population, according to researchers, church attendance is down locally 20 percent over the past decade (a challenge faced by many other mainstream Christian denominations), and the church has also faced diminishing enrollment in parochial schools. The archdiocese of New York, which includes Manhattan, the Bronx and Staten Island as well as several upstate counties, announced in 2007 that it would close two parishes and merge six with others-although a spokesman noted that the situation is ongoing and all are being used as worship sites.

The archdiocese also recently announced that 27 of 185 schools will close this year-the biggest reorganization in its history-including five schools that will close or merge in Manhattan. Since the closing of St. Vincent's in early 2010, no Catholic hospitals are left in any of the five boroughs.
"Within the church," Mr. Moses said, "there's a real effort being made to use real estate as an asset. They're facing such financial difficulties, and [real estate] will help them develop a solid financial base."

The decisions can be heartbreaking, and sometimes deeply divisive. Closing a school or church is "like a death," said Timothy King, a real estate agent at CPEX Realty, who has helped the church manage some of its assets. "The cardinal and bishop give a lot of prayerful consideration to all of these matters," he said, "to have an outcome that's going to assure the long-term benefit for everyone."

On Sunday, The Brooklyn Paper reported that the Brooklyn diocese, which includes Queens as well, called in three squad cars to oversee the last Mass at Our Lady of Montserrat in Bedford-Stuyvesant, which was closed, as scheduled, a day later. Its pastor, the Rev. Jim O'Shea, had vocally opposed the closing, backed by a number of parishioners. "It's a complete shame that instead of making an appearance and thanking the community, Bishop Nicholas DiMarzio sent the police in fear that people would protest because they know the truth behind the closure is political," one worshiper told The Paper.

Meanwhile, Bishop DiMarzio put out a statement saying he was "deeply aware of the sacrifice that these changes mean for those who worship in these churches."
Even after closing parishes or schools, the church usually chooses to hold on to its assets, sometimes leasing them to other institutions such as charter schools. The demographics could still change, and the church has also perhaps learned from the tragic example of St. Vincent's Hospital, a Village institution run by the Sisters of Charity that the church sold off ward by ward until it was forced to close the entire hospital. A plan by the hospital and developer Rudin Management to build condos that would help support St. Vincent's buckled under community opposition.

As the case of St. Vincent's illustrates, finding new uses for the buildings is also not easy: What good is a church as anything other than a church? "Unless at some point we're in need of a leper colony, prison or mental asylum," a source said, the buildings are "functionally obsolete."

The church's decline affects us all. For nearly a century, religious institutions stood between many New Yorkers and desperation. "The church was extremely important in helping in the rebuilding of New York City," said former mayor Ed Koch, who recognized early on in his political career the importance of reaching out to Catholic voters, especially the so-called white ethnic ones in the outer boroughs. "And it remains extremely important in delivering services. The Catholic Church is No. 1 in the delivery of social services, better than what the civil service can do."  

As N.Y.U. and Columbia rise to dominance, will their presence be as benign?

The universities have both embarked on their biggest expansion plans in over 100 years, and their respective neighborhoods' opposition has been closely chronicled. N.Y.U plans to grow its campus by more than 40 percent, adding 3 million-plus square feet in Greenwich Village, an engineering school in Brooklyn and a satellite campus on Governors Island. The main campus of the school-at more than 22,000 undergraduates, the largest private college in the U.S.-is already situated in one of the most densely populated areas of the city.
Stone churches once rose a couple of stories above their neighbors; N.Y.U. plans to build space equaling the Empire State Building in Greenwich Village, which critics say will dwarf its surroundings.

Columbia has also announced a $6.3 billion expansion plan that will add 6.8 million square feet of additional classrooms and other facilities, including the 17-acre West Harlem campus. The new campus will almost certainly drive up property values and make it more difficult for members of the working-class neighborhood to continue living there. Some clergy have raised objections that the plans do not include affordable housing on the site of the campus.

Even as Columbia grows and the church's influence wanes, it is hardly a neatly plotted story of the university triumphing at the expense of the church. It's more like two stories running parallel in the same setting. Columbia even met with local clergy when beginning its expansion efforts nearly a decade ago, but it did not go well: Some clergy stopped attending. "The situation has been compared to David and Goliath," said the Rev. Earl Kooperkamp of St. Mary's Episcopal Church on 126th Street and Amsterdam. "All David had to do was take Goliath off the field. ... How do you get Goliath to sit down, make peace and be a good neighbor?"

New Yorkers will have to make peace with the new Goliaths rising in their midst. Universities and colleges already control more than 22 percent of office space in New York City, according to Cassidy Turley, including 72 million square feet in Manhattan. Columbia's holdings totaled 19.6 million square feet, and N.Y.U. owns 15 million feet, according to the report. "These universities have become powerhouses financially," Mr. Moses, the journalism professor at Brooklyn College, said. "The churches don't seem to command that kind of influence. They're begging foundations to keep their schools alive.

"You are talking about money," he added. "Universities have lots of money and the churches don't."

The question remains: Can universities step in to fill the gap left by a declining church, providing education, hospitals and a sense of community, given the relentless hustle in this city?

"Universities help add to the city's quality of life," Mr. Moss, of N.Y.U., said. "Within the university, you have seminars, theater groups, lectures. They become an important part of the city's fabric."

Much like the role the Catholic Church once filled? "Yes, exactly like that."

But when The Observer floated the same idea to the Rev. Thomas Shelley, a professor of Catholic history at Fordham, he laughed gently. "The main business of the church is religion," he said. "Universities don't do that and aren't expected to do it."  

lkusisto@observer.com

Just a week after the firm unveiled its new designs for the Broad Foundation in LA, Columbia has just announced that the university has selected DS+R to design two new buildings at its new 17-acre Manhattanville campus. Both buildings will be an outpost of the business school, one of which will be named for renowned corporate raider Henry Kravis, who graduated from the school in 1969 and recently donated $100 million toward the project.

Columbia President Lee Bollinger said in a statement that the choice was in fitting with the aims of the university's new, if controversial, campus:

"They have achieved beautiful, important architectural successes that have been thoughtfully integrated into the surrounding urban fabric. This is the essence of what we are trying to create on Columbia's new, open campus--bringing together different areas of teaching and research, and enhancing the connections between the University and surrounding community."

This sounds not unlike something Charles Renfro, one of the firm's partners, told The Observer in a profile this week: "We're often in the business of taking institutions, which historically could draw a line between themselves and the place where they exist, and blurring the edges between public and private."

The firm will have its work cut out for it, as the university's Harlem neighbors are still wary of the new campus following an acrimonious takeover fight that involved eminent domain and a legal challenge that nearly made it to the Supreme Court.

Perhaps Columbia--long a patron of architecture, it should be noted--is hoping to smooth out some of the bumps with some dynamic designs. In addition to DS+R, Renzo Piano and SOM have been at work on the Manhattanville campus from the beginning.

The new building is part of the 30-year project's first phase, which means they will likely be built sometime in the next five to ten years. A timeline for the designs has not yet been set according to a Columbia spokesperson.

Correction: A previous version of this article incorrectly stated that only one of the two DS+R-designed buildings would be for the business shool. Both are.

mchaban [at] observer.com | @mc_nyo

The museum previewed its plans for the site with the community last night, and both The Journal and Curbed were on hand. The former reveals that the museum is 70 percent of the way to raising the $680 million it needs to complete the
project. The latter had some additional details about the design and, more importantly, some blurring pics and video of a fly-through of the museum.

The biggest news is the striking, as yet unseen western facade, with its huge, Hudson-facing windows. Perhaps Piano meant them as an homage to Marcel Breur's unusual openings at the current Madison Avenue museum. We've been trying to get a copy of the rendering from the museum all day to no avail, so this grainy screen grab from a shaky video shot by the Greenwich Village Society for Historic Preservation will have to do.

mchaban [at] observer.com | @mc_nyo

SLIDESHOW: The Whitney Through the Years

mchaban [at] observer.com | @mc_nyo