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The Influence and Contributions of Speculative Row House Developers on the Architecture and Urban Design of New York City’S Upper West Side: 1879-1908

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The Influence and Contributions of Speculative Row House Developers on the Architecture and Urban Design of New York City’S Upper West Side: 1879-1908 THE INFLUENCE AND CONTRIBUTIONS OF SPECULATIVE ROW HOUSE DEVELOPERS ON THE ARCHITECTURE AND URBAN DESIGN OF NEW YORK CITY’S UPPER WEST SIDE: 1879-1908 MICHAEL ANTHONY MIDDLETON Submitted in partial fulfillment of the requirements for the Degree; Master of Science in Historic Preservation The Graduate School of Architecture, Planning, and Preservation Columbia University in the City of New York MAY 2015 ii TABLE OF CONTENTS Preface………………………………………………………………………………………….1 Chapter I. The Speculative Row House in Manhattan…………………………………….5 II. The Speculator’s Role in the Development of the Upper West Side…………15 III. The Speculative Developer’s Influence on Row House Design………………38 IV. The Financing of Speculative Row House Construction……………………...62 V. Marketing of Upper West Side Row Houses……………………………….…80 VI. The End of Row House Speculation in Manhattan……………………………100 Endnotes………………………………………………………………………………………105 Bibliography…………………………………………………………………………………...112 Appendix: Developers Appendix……………………………………………………………...115 PREFACE The common perception of Manhattan is that it is an island of apartment buildings, though this conspicuous typology pales in comparison to the number of single-family row houses that have been built since the eighteenth century in almost every section of the island. Providing a sense of intimacy in scale in an otherwise overwhelming city, the row house has come to be a defining architectural typology of many of the city’s neighborhoods, particularly New York’s Upper West Side. It was there in the last quarter of the nineteenth century that the New York City row house achieved new heights, breaking with traditional models of style and design to create innovative and often experimental dwellings unlike those built in preceding waves of similar development. These achievements are generally ascribed solely to the architects who designed them, with little investigation or consideration given to the men who commissioned, financed, and encouraged such novel design-- speculative row house developers. The role of the speculative real estate developer and how he shaped and influenced the architecture and urban design of row house neighborhoods, such as the Upper West Side, has been a neglected and largely ignored aspect of architectural scholarship. Much time and effort has been devoted to researching architects or notable residents of row houses. Barely any time has been invested into the story of the men who financially allowed such structures to be built. Until this point there has been little discourse on the speculative developers who hired these architects, provided their sites, and financed the structures they designed. Clearly, such men must have made significant contributions to the realms of architectural and urban design as their decisions, requirements, and biases affected what their architects would ultimately produce. Likewise, the specifics of late nineteenth- and early twentieth-century speculative real estate practices has been a subject that has remained largely unexplored. Essential to gaining a 2 comprehensive knowledge of this subject is the demystification of how row house construction was actually financed and how the completed buildings were marketed. The late nineteenth- century speculative developer had myriad means of obtaining capital to fund his projects and even more outlets in which he could market his completed designs to potential buyers. An understanding of the practices associated with speculative row house development coupled with that of the background of the men who undertook such ventures will serve as the basis to assign new levels of significance to historic row houses and their neighborhoods. It is also necessary to distinguish the goals and focus of this work from that of the two seminal texts associated with the history of the row houses in Manhattan and the Upper West Side, Sarah Bradford Landau’s “The Row Houses of the Upper West Side (1975),” and Charles Lockwood’s Bricks and Brownstones: The New York City Row House 1783-1929 (1972).1 The earlier of the two, Lockwood’s Bricks and Brownstone primarily focuses on the story of row house development in New York City in the years pre-dating the American Civil War and fades out considerably after this period, which coincides with the growth and development of the Upper West Side. Lockwood’s work is also principally a stylistic history of the row house, giving aesthetic descriptions associated with each period of row house construction, though it again falls short in terms of the Upper West Side’s wide array of eclectic and revival style combinations. Although Lockwood’s text provides a remarkable overview of most common architectural styles employed in row house design, some of the most distinctive used on the Upper West Side such as Flemish, Elizabethan, and Beaux-Arts have not been included in his architectural survey. Unlike Lockwood’s Bricks and Brownstone, Landau’s article “The Row Houses of the Upper West Side” focuses exclusively on this area of the city and has been considered by many 3 to be the pioneering and most comprehensive work on this subject yet published. Landau’s text examines the history of the Upper West Side’s row houses from the lens of the architect; she does not focus on the role of the speculative developers who employed these architects. In the end, neither Lockwood’s nor Landau’s work covers the economic forces that underlined the development of row houses and thus it is very much the goal of this thesis to fill in that missing part of the architectural scholarship, investigating the largely forgotten speculative row house developers. In addition to these published texts, two well-researched theses have previously been written by students at Columbia University enrolled in the Historic Preservation program which have dealt with row houses on New York’s Upper West Side. The first of these was Lori Zabar’s The Influence of W.E.D. Stokes’ Real Estate Career on West Side Development written in 1977.2 In her text Zabar laid the groundwork for the study of speculative real estate developers and their contributions to urban planning and architecture through the investigation of William Earl Dodge Stokes, a millionaire developer best known for the erection of the Ansonia Hotel. Her thesis focuses exclusively on a single developer, whereas this thesis intends to examine all of the practitioners of speculative row house development and the wide contributions they collectively made to the Upper West Side. Next, Donald Presa’s The Development and Demise of the Upper West Side Row House: 1880 to 1980, written in 1982, surveys the economic conditions that both made row houses the preferred housing typology of the Upper West Side along with those that brought about the rise of the apartment house, effectively putting an end to row house prominence and development in Manhattan.3 Although Presa presents a thorough history of the development of the Upper West Side along with the narrative of row house construction, he does 4 not focus on the speculative developers who built the rows, or their practices and influence on patterns of development. In conclusion, credit should be given to the various designation reports prepared for historic district designation by the New York City Landmarks and Preservation Commission. The reports for the nine historic districts of the Upper West Side have provided great insight into the development of the area and have been invaluable in the cataloging of row houses produced by specific developers.4 It is the expressed goal of this thesis to build upon the extensive scholarship already undertaken by the authors and researchers of the Upper West Side’s landmark districts, Lockwood, Landau, Zabar, and Presa, providing a new layer of understanding and appreciation for the row houses of the Upper West Side. With a more comprehensive understanding of both the profession of and the developers who were involved with speculative row house construction we can begin to assign and evaluate new areas of significance for historic row houses. Such an understanding can serve as yet another tool for the preservationist, opening up a new criteria and arguments for the historic and cultural significance of row houses and their neighborhoods. This thesis seeks to look beyond the usual focus on architects, but to the contributions made by speculative real estate developers to the history, architecture, and development of New York City’s Upper West Side and, indeed, to row-house neighborhoods across the country. Hopefully, this thesis will serve as an example for future works to contribute to the established scholarship through the examination of other speculative builders, in other periods, and in other places, which have yet to be analyzed for their own contributions to the realms of architecture and urban design. 5 CHAPTER I: The Speculative Row House in Manhattan The nineteenth century was an era defined by the construction of row houses built on speculation in New York City, starting in its earliest days in the Battery, and culminating at the close of the century in Northern Manhattan. The single-family row house would come to dominate more land than any other building form as speculators throughout the century financed and constructed thousands of rows on Manhattan’s gridded streets.1 Such regularity was commonplace during the early part of the century as speculators were content to have each home in their rows share identical floor plans or display indistinguishable aesthetic treatments across façades of entire rows. It would be later on Manhattan’s Upper West Side where arguably the design of the nineteen-century speculative built row house would reach its apogee. Here, speculators, for the first time, desired to have each house within their rows be distinctive, incurring additional costs, in order to avoid monotony. The unprecedented audacity exhibited there by speculative developers and their architects engendered the construction of some of the most distinctive houses on Manhattan, helping to give the section its characteristic feel and identity.
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