Beyond the Street


Acqua Alta2

Experiments in Motion

Beyond the Street

The New Misfit Museum

Oyster House






The proposal inserted at the Holland Tunnel entrance


Columbia GSAPP Spring 2012 with Marc Moukarzel
Studio Critic - Jeffrey Inaba

Hudson Street & Dominick Street

As the city grows, land values increase, often resulting in urban sprawl. Rethinking the street as potential buildable space allows the traditional urban fabric to be redirected. Just as Rem Koolhaas argued that the invention of the elevator allowed urban space to exist on a new vertical axis, so too can a reconception of the street allow for mobility in multiple axes.

Hudson Street & Dominick Street

With a projected total of 9.1 million people in 2030, New York City continues to grow. With growth comes eventual increases in land value. In order to prevent sprawl, one alternative will be increased densification. However, through densification eventually the existing buildable floor area ratio (FAR) will be maximized. What then?

Holland Tunnel entrance overhang

One of the possible scenarios is to look at the street as unexploited buildable space. Beyond the Street uses the Tribeca area near the Holland Tunnel as a case study, focusing on a crucial intersection between various modes of pedestrian and vehicular traffic. In this case, how can the street be utilized as built space?

Intersection of street with vertical parking

It can be tied back to the development of the built space, more specifically, the development of the skyscraper in New York. As described by Rem Koolhaas in Delirious New York, the innovation of the elevator allowed for urban space to operate on a new vertical axis. This new verticality also led to the relationship between the reproduction of floor slabs and the juxtapositive nature of the programs on each floor.

View from above

If the street is approached in a similar way, how can its identity be reinforced through juxtaposition and reproduction? The street is pulled apart and compress multiple situations into a single space rather than defining a megablock. If the skyscraper and its related zoning laws and incentives were developed as a result of vertical expansion, then the street deals with horizontal expansion. if the block is deemed as private ownership, then the street is a communal relationship.

Night view from Varick Street

If the scenario is explored as a masterplan with many collaborators, then it could also convey a new rethinking of zoning laws. As an incentive, owners and developers give back street space to build or expand into it. It is not just an incentive, it also creates new social spaces and improves quality of life on a scale relative to the multiplicity of the street.

Looking through between street bridges

It also changes frontage relationships. While there are precedents in Asia, for example the mixed use buildings in Tokyo, there is still only one means of access, a single frontage. No longer would we be bound by the convention of ground level storefronts with residential/offices above. instead there will be new increased juxtapositions of program with new points of access.