Official Freedom Tower Thread

[Cotuit]

Freedom Tower Site Poised for a Game of Inches

By DAVID W. DUNLAP | December 16, 2004

FORGET, for a moment, the Wedge of Light, the 1,776-foot Freedom Tower spire and the birdlike wings of the crystalline train station.

Though the public imagination has been fired by images of a shimmering city in the sky, the new World Trade Center is actually being designed from the ground down, where there is not a cubic inch to spare.

In fact, the complexity of accommodating all the claims to that space - memorial, memorial center, twin-tower footprints, exposed slurry wall, PATH station, subway tunnel, shopping concourses, pedestrian passageways, central air-cooling plant, ramps and roadways, bus and car garages, vehicle screening points, loading docks, storage areas, pipe galleries, ventilation ducts, foundation walls and fan rooms - has proved to be one of the most daunting challenges yet in the reconstruction of ground zero.

"It's a very tight site," said Kenneth J. Ringler Jr., who was appointed executive director of the Port Authority of New York and New Jersey in October. "As a matter of fact, at my first meeting, I was shocked to find that everybody was arguing intensely over inches."

The argument cannot be solved only through innovative engineering, although some remarkable structural legerdemain has been achieved. (Just how the 9/11 memorial will fit into this complex spatial puzzle will become clearer today with the announcement of its working design, expanding on the year-old conceptual renderings.)

At its most basic level, the struggle over the infrastructure is a fight over money.

Depending on what is included, the cost of this subterranean framework may easily exceed $2 billion. It will probably be no less than $1.5 billion. And there is no agreement yet on apportioning the bills for the biggest-ticket items - the roadways, air-cooling plant and foundation walls - that serve all the users on the site, including about 250,000 square feet of underground retail space.

Financing will come largely from the Port Authority, which owns the trade center site; Silverstein Properties, the commercial leaseholder; and the Lower Manhattan Development Corporation, which is overseeing the memorial and cultural programs.

But who, exactly, will pick up the check for what? "We are having on-going, productive discussions," said Kevin M. Rampe, president of the corporation.

Time is closing in. Gov. George E. Pataki announced last month that excavation for the Freedom Tower would begin in February. No simple structure, this skyscraper will rise directly over the outbound PATH tracks and over utility lines that must be relocated around the tower's column footings. Making matters more complex, the tower will share the underground area with the performing arts center, which is only now being designed.

It is difficult to look at a site as vast as the trade center foundation, known as the bathtub, and imagine it starved for space. But fixed elements like the PATH tracks dictate the location of the station, which dictates the location of the concourses, which dictate the location of mechanical space.

In the push and pull over the mechanical systems for the station and concourses, the authority moved some space out of the basement of the Freedom Tower to lower the surrounding street level. But it also added space. Doing its own juggling, Silverstein took the building fitness center out of the basement. More room was needed.

Meeting on the night of Nov. 22, the architects at Skidmore, Owings & Merrill, working for Silverstein with the engineer Augustine A. DiGiacomo and his colleagues from Jaros Baum & Bolles, figured out they could double up some space and create a new sublevel with room for equipment that will serve the television transmission center more than 1,000 feet overhead.

"It's been - and continues to be - a three-dimensional chess game," said Carl Galioto, a partner at Skidmore. "Really four-dimensional, when you bring in the fact that the trains have to keep running."

Freedom Tower is the keystone in another critical part of the common infrastructure. Its basement levels will have to be reinforced by concrete shear walls to resist the tremendous lateral pressure against the north and west sides of the trade center foundation from groundwater, fed by the Hudson River. So if the tower's walls will partly benefit all the other buildings, how much - if anything - should other users pay for those walls?

Another apportioning issue involves the air-cooling plant. When the site is fully developed, the authority said, the five office towers will account for about half the total demand for 40,000 tons of cooling capacity. (A ton of cooling equals 12,000 British thermal units an hour. For comparison's sake, a residential room air-conditioner may have a capacity of less than one ton, while a modest-sized house would require three or more tons.) The Freedom Tower alone will account for almost 10,000 tons.

Given that the plant will probably be constructed in phases, perhaps inside a structural shell designed to handle the full amount of equipment, how much of the cost should Silverstein pay? And when?

The authority estimates that tour buses bound for the memorial will account for roughly 75 percent of the peak-hour underground roadway use in the first years of operation, declining to 40 percent by 2015. The development corporation said traffic can be counted several ways, but in any case said that buses would account for no more than 57 percent of roadway use in 2009 and 12 percent in 2015.

The corporation is adamant about limiting its contribution to elements that benefit the public, rather than commercial and retail users, while authority officials suggest that the entire subterranean roadway system is, in fact, a public benefit and an expression of public policy.

Financing seems settled for the $2 billion PATH terminal and transportation hub. The authority expects to receive $1.7 billion from the Federal Transit Administration and $300 million from insurance proceeds. About 30 percent of the terminal cost involves the construction of 4,350 feet of pedestrian passageways.

Despite the lack of resolution on overall financing, progress has been made in preparing the site for development. "What we've finally pinned down is the street-level plan," said Anthony G. Cracchiolo, the director of priority capital programs at the Port Authority.

Deputy Mayor Daniel L. Doctoroff called it a "collaborative though sometimes contentious process in which everyone was committed to moving forward aggressively."

Perhaps most significantly from the city's standpoint, agreement was reached to move the main vehicle ramp from the north side of Liberty Street, on the edge of the memorial, to the south side, under the future Liberty Park. That will permit traffic on Liberty Street to run two ways and create a much wider buffer between the ramp and the memorial.

To create headroom for the ramp and follow the land contour as it dips down, the west end of Liberty Park may end up 25 to 30 feet above street level. Also, the site of the new St. Nicholas Greek Orthodox Church in Liberty Park will be farther east than its original building, which was destroyed on 9/11.

The main stem of the underground roadway once was to have run along Church Street. It has been shifted to a route closer to Greenwich Street, allowing future utility connections to the office towers. Tenant car parking for the Freedom Tower, and the lifts to serve it, will be under or within the performing arts structure. But the theaters may end up being able to use some of those 300 parking spaces at night for patrons.

The vexatious issue of bus parking, which stirred strong opposition last year when the Port Authority identified an area below the memorial as a possible garage, has been resolved for now by assigning 60 bus spaces to the B3 level under the PATH concourse and 20 spaces to the B3 level under Liberty Park.

As to the security concerns posed by having buses parked below the station, Mr. Ringler of the Port Authority noted that the buses will have already gone through the checkpoint under Liberty Park. "No suspect vehicles can get beyond that point," he said.

The concourse to the Winter Garden in Battery Park City has been lowered from the B2 level to the B3 level, on line with the PATH station mezzanine. This was necessary in part to clear a perpendicular path for a West Street-Route 9A underpass, but it also provides better pedestrian circulation and eliminates the need to relocate a large sewer, authority officials said.

Just above ground, enough right-of-way has been left in the plan to permit the eventual restoration of Dey and Cortlandt Streets, between Church and Greenwich Streets. Beyond that, the city, which strongly favors such a restoration, and the Port Authority, which does not, have agreed to postpone a decision.

An agreement has also been reached on a 60-foot separation between Freedom Tower and the performing arts center to the east. But parts of the center, which is being designed by Gehry Partners, may cantilever into that open space as far as 15 feet, as long as they are opposite unoccupied areas of Freedom Tower. A solution is to be arrived at by the architects.

Given the complex issues, the charting of the trade center's future is in many ways in the engineers' hands now. "At the end of the day, most of these technical problems get solved by professionals," said Janno Lieber, the project director for Silverstein, "not by people whose names are in the papers."

There is at least a greater sense of certainty about what will go where. For instance, before the Signature Theater Company and Joyce Theater Foundation were chosen as the performing arts tenants in June, planners did not know if they would have to allow for loading docks large enough to handle opera sets, said Carla Swickerath of Studio Daniel Libeskind, the master planners of the site.

"When we're fighting in inches," she said, "we've gotten somewhere."

From The New York Times

[NYguy]

NY POST

2 YEARS OF WTC PLANS LIE IN RUINS AS PATAKI ORDERS A NEW TOWER

By TOM TOPOUSIS

May 5, 2005 -- It's back to the drawing board for the Freedom Tower at Ground Zero.

Gov. Pataki yesterday ordered up a complete redesign of the planned signature skyscraper in the wake of Police Department warnings about security risks.

The move is a major reversal of Pataki's promise to move rapidly to restore lower Manhattan's skyline with an "iconic" post-9/11 tower that would be the world's tallest building and a symbol of liberty.

Officials familiar with the decision say a new design by architect David Childs is expected within several weeks and will include a building that will rise 1,776 feet, like the original proposal from April 2003, but otherwise will "look a lot different."

Pataki's announcement followed a meeting yesterday with Mayor Bloomberg, the Police Department, developer Larry Silverstein and officials from the Port Authority and the Lower Manhattan Development Corp.

"What emerged from the meeting was a renewed commitment to realization of the Freedom Tower as a bold symbol of the rebuilding," read a Pataki statement.

"A consensus also emerged that a new design for the Freedom Tower is required in order to meet NYPD's security standards."

Pataki said the new design would remain consistent with architect Daniel Libeskind's master plan for the World Trade Center site.

The NYPD delivered a report to Silverstein on April 8, citing its concerns with security at the tower. Among those concerns was that it could be vulnerable to a truck bomb because of its proximity to West Street and the mostly glass construction of the lower stories.

Sources have told The Post top NYPD brass had been pressing the Port Authority for nearly a year about their concerns regarding the safety of the building, which because of its planned height and symbolic nature could be a target of terrorists.

The NYPD report, which both identified problems and solutions, was sent early last month

[jackson]

um, the new york post is not a credible source. I think they probably take the statements out of context and present misleading information.

[NYguy]

um, the new york post is not a credible source. I think they probably take the statements out of context and present misleading information.

<{POST_SNAPBACK}>

The NY Post is as credible as any other NY paper. I read it daily along with the other NY papers and they have covered the WTC more than any other.

[NYguy]

Here's a quote from a Daily News editorial:

the tower will be located 100 feet from West St., not 25 feet, and its base will be built of primarily concrete designed to withstand explosions. The building will have a square footprint rather than one shaped like a parallelogram, there will be more floors of office space and the top will not be shaped as if the building was twisting. Drawing the new plans will set the project back at least a year.

If that's true, it's likely a result of the smaller floor plates at the base.

I am disappointed that we won't be getting this:

We'll just have to wait and see.

[NYguy]

DAILY NEWS

20 questions - and answers - on what's going on at Ground Zero

1. So what was wrong with the existing design for the Freedom Tower?

NYPD officials expressed strong concerns that the skyscraper would be too close to surrounding streets - as little as 25 feet away - making it vulnerable to a truck bomb attack.

2. How will the Freedom Tower be changed?

It will be set back farther from surrounding streets, less glass will be used in the lower floors and there will be a more elaborate system to screen vehicles entering the underground garage. But its symbolic height, 1,776 feet, will remain the same.

3. How much was the Freedom Tower supposed to cost under the original design?

$1 billion to $1.3 billion.

4.How much will the changes cost?

It's unknown, but it's a good bet it won't be cheap.

5. Who's going to foot the bill?

That's a matter of dispute. Developer Larry Silverstein is said to be looking for taxpayer help, but government officials are balking.

6. Who's to blame for all this?

No one is casting stones - at least not publicly. But the NYPD has said it has been raising security concerns for 16 months. It wasn't until an April 8 NYPD letter that the issue took on a new urgency.

7. Who created the existing Freedom Tower design?

Daniel Libeskind, creator of the Ground Zero master plan, and David Childs, Silverstein's handpicked architect, in a shotgun marriage.

8. Who will design the new Freedom Tower?

Childs will design it.

9. When will we get to see the new version?

Renderings should be done in a few weeks.

10. We all remember the groundbreaking for the Freedom Tower last July 4. But has much been done since then?

Major foundation work was scheduled to begin in February, with concrete and steel to arrive last month. But neither has happened yet.

11. When was the Freedom Tower originally scheduled for completion?

2009.

12. What's the new completion date?

2010 - at the earliest.

13. How many tenants have been signed up to move into the Freedom Tower?

None.

14. But wait, that's not the only project at Ground Zero. When will construction begin on the new transportation hub?

This summer.

15.Perhaps more importantly, when will construction begin on the Ground Zero memorial?

2007.

16. That all seems so far off. What has been built at Ground Zero so far?

The $700 million, 52-story 7 World Trade Center is scheduled to be completed late this year or early next year.

17. How many tenants have signed up to move into 7 WTC?

One - Silverstein Properties.

18. How much office space will be created eventually at Ground Zero?

There will be 10 million square feet in five office towers. Some 10.5 million square feet of office space was destroyed on Sept. 11, 2001.

19. How much will the total redevelopment of Ground Zero cost?

$12 billion, so far.

20. How much will Silverstein get in insurance payments?

Up to $4.6 billion, though some of his nine insurance companies may appeal. Much of the rest of the money will come from loans, including interest-free government-backed loans. The memorial will be funded partially by donations.

Paul H.B. Shin

[lammius]

The news of the redesign really made my week! I'm anxiously awaiting the new design though my expectations still aren't too high.

[vdogg]

The news of the redesign really made my week!  I'm anxiously awaiting the new design though my expectations still aren't too high.

<{POST_SNAPBACK}>

I never did like the freedom tower. There were only two proper responses to 9/11. Either immediately rebuild the towers or build totally new towers which were taller and stronger. This 70 story monstrousity just doesn't cut it.

[peaceloveunderstanding]

right, i agree that a redesign will be a good thing (I hope)

[nyxmike]

Great... Childs is redesigning it. I really hope it doesn't end up looking anything like this...

This is Childs version of the Freedom Tower before he and Libeskind were forced to design it together (which is the one that currently needs to be redesigned). I honestly have no idea how anyone could like that design. It's disgusting...

[vdogg]

Great... Childs is redesigning it. I really hope it doesn't end up looking anything like this...

This is Childs version of the Freedom Tower before he and Libeskind were forced to design it together (which is the one that currently needs to be redesigned). I honestly have no idea how anyone could like that design. It's disgusting...

<{POST_SNAPBACK}>

My God that thing is horrid! . This is the first time i've seen it in such detail. A redesign was badly needed. I think we really dodged the bullet on this one.

[nyxmike]

Sorry, I meant to say that this isn't the current Freedom Tower design we see today. It is Childs own version of it before he and Libeskind teamed up.

But either way, it is the ugliest thing I have ever seen.

[atlrvr]

16. That all seems so far off. What has been built at Ground Zero so far?

The $700 million, 52-story 7 World Trade Center is scheduled to be completed late this year or early next year.

17. How many tenants have signed up to move into 7 WTC?

One - Silverstein Properties.

18. How much office space will be created eventually at Ground Zero?

There will be 10 million square feet in five office towers. Some 10.5 million square feet of office space was destroyed on Sept. 11, 2001.

19. How much will the total redevelopment of Ground Zero cost?

<{POST_SNAPBACK}>

^ Ummmm....about 20,000 sq. ft. down, 9,980,000 sq. ft. to lease.

[lammius]

^ Ummmm....about 20,000 sq. ft. down, 9,980,000 sq. ft. to lease.

<{POST_SNAPBACK}>

And no rail link to JFK that was supposed to have made Downtown hot!

[skysdalimit]

Thank goodness there will be a new design!!

[NYguy]

Sorry, I meant to say that this isn't the current Freedom Tower design we see today. It is Childs own version of it before he and Libeskind teamed up.

But either way, it is the ugliest thing I have ever seen.

<{POST_SNAPBACK}>

I guess you didn't see the last version of the Freedom Tower. The only difference is that one had it's head chopped off, and a spire thrown on top of the lattice.

Better? I don't think so.

[NYguy]

NY OBSERVER

Childs Told To Straighten Out The Zero Mess

by Matthew Scheuerman

Call it David Childs

[sunshine]

POSTED: 2:25 pm EDT May 18, 2005

UPDATED: 3:35 pm EDT May 18, 2005

NEW YORK -- Donald Trump has his own plans for rebuilding the World Trade Center.

Trump unveiled his plans at a news conference Wednesday morning in New York.

He wants to build two Twin Towers, similar to the ones that were destroyed on Sept. 11, 2001.

The new towers would each be one story higher than the old towers.

Trump said the Freedom Tower design being considered now looks like a skeleton.

http://www.local6.com/travelgetaways/45038...ontheside=story

[designspace]

This may be the best idea he's ever had.

[RiversideGator]

I agree completely with The Donald. I did find it amusing for him to be criticising the design of another developer when his buildings have been a little less than beautiful.

[ironchapman]

You know how the Donald is always saying "This is the best..."

Well, this time he was probably right.

Congrats to the Don for such a good idea.

It'll look good if it gets built.

Who am I kidding? It'll look great.

[Urban_Legend]

Now we'll be seeing contestants on The Apprentice walk all over that urban graveyard.

I liked Leibeskind's design--before Silverstein came in an changed it. Now it really does look funky. I thought they already began construction on the Freedom Tower, so how is "The Donald" making proposals?

[monsoon]

I have to admit that I like Trump's design much much better than that mess of a building they origianlly approved for the site.

[StevenRocks]

I wasn't a fan of the original WTC design, and the Freedom Tower left me cold. Is there an option C?

[designspace]

Now we'll be seeing contestants on The Apprentice walk all over that urban graveyard.

I liked Leibeskind's design--before Silverstein came in an changed it.  Now it really does look funky.  I thought they already began construction on the Freedom Tower, so how is "The Donald" making proposals?

<{POST_SNAPBACK}>

They are a long way from beginning construction. Still just a big empty hole.