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275 Madison Avenue

April 12, 2024

275 Madison Avenue (also known as the Johns-Manville Building, American Home Products Building, and 22 East 40th Street) is a 43-story office building in the Murray Hill neighborhood of Manhattan in New York City. It is along the southeast corner of Madison Avenue and 40th Street, near Grand Central Terminal. The building, constructed from 1930 to 1931, was designed by Kenneth Franzheim in a mixture of the Art Deco and International styles.

275 Madison Avenue
Seen from across Madison Avenue and 40th Street
General information
Architectural styleArt Deco
LocationManhattan, New York
Coordinates40°45′04″N 73°58′48″W / 40.75111°N 73.98000°W / 40.75111; -73.98000
Construction started1930
Completed1931
Height
Roof503 ft (153 m)
Technical details
Floor count43
Design and construction
Architect(s)Kenneth Franzheim
DeveloperHouston Properties
Main contractorDwight P. Robinson Company
DesignatedJanuary 13, 2009[1]
Reference no.2286[1]

275 Madison Avenue's three-story base is made of polished granite and contains large openings. On all the other floors, the facade contains vertical pilasters of white brick, as well as dark spandrels between windows, which were intended to give a vertical emphasis to the exterior. The 4th through 23rd floors contain several setbacks to comply with the 1916 Zoning Resolution. The building tapers to a rectangular cross-section on the 24th through 43rd floors. The interior of the base is designed with a main entrance lobby on 40th Street, as well as storefronts. Floor areas above the base range from 2,300 to 10,000 square feet (210 to 930 m2).

275 Madison Avenue was developed by Houston Properties, a firm headed by Texas entrepreneur Jesse H. Jones. It was originally known as 22 East 40th Street. The skyscraper opened at the onset of the Great Depression, and Houston Properties sold the skyscraper in 1933 to the New York Trust Company. In the mid-20th century, 275 Madison Avenue had several owners and was also known for major tenants Johns Manville and American Home Products. It has been owned by the RPW Group since 2016. The New York City Landmarks Preservation Commission designated 275 Madison Avenue as an official landmark in 2009.

Site edit

275 Madison Avenue is in the Murray Hill neighborhood of Manhattan in New York City, just outside of Midtown. It is bounded by Madison Avenue to the west and 40th Street to the north.[2][3] The L-shaped land lot covers 12,350 square feet (1,147 m2)[2][4] with a frontage of 74.08 feet (22.58 m) on Madison Avenue and 150 feet (46 m) on 40th Street.[2][5] Nearby buildings include the Stavros Niarchos Foundation Library and 10 East 40th Street to the west, 461 Fifth Avenue and 18 East 41st Street to the northeast, the Lefcourt Colonial Building to the north, and 101 Park Avenue to the northeast. Grand Central Terminal is two blocks to the north.[2]

In the mid-19th century, the surrounding section of Murray Hill was developed as an upscale residential district, with the estates of many prominent families.[6][7] Among these estates were three houses at 273, 275, and 277 Madison Avenue, all built in 1862 on lots measuring 25 feet (7.6 m) wide. The three residences served as "the homes of many distinguished citizens of New York".[8][9][a] Also on the site were two stables built before 1910 at the addresses 24 and 26 East 40th Street.[11] By 1920, commercial concerns had relocated to the area,[8] which The New York Times called "a great civic centre".[12] The New York Trust Company acquired the old mansion at 277 Madison Avenue in 1922, where it opened a banking branch,[8][13] and antique bookstore Rosenbach Company occupied number 273 starting in 1920.[10][14] The Metropolitan Realty Company had planned a 14-story building at 24 and 26 East 40th Street in 1925, but it was not built.[15]

Architecture edit

275 Madison Avenue was designed by Kenneth Franzheim[3][1][16] and built by the Dwight P. Robinson Company for Houston Properties.[17][18][19] It has also been known as 22 East 40th Street, the Johns-Manville Building,[b] and the American Home Products Building.[21] The building was designed in the Art Deco style with elements of the International Style.[22] It consists of 43 stories[1][16] and measures 503 feet (153 m) from ground level to the roof.[16] The New York Herald Tribune gave a slightly different figure of 42 stories and 505 feet (154 m).[23][24]

When completed in 1931, the building was one of the more distinct skyscrapers in the city.[11] The Wall Street Journal called it a structure "of novel aspect".[19] The building was also depicted in photographer Berenice Abbott's Changing New York pictorial series.[11][22] According to architectural critic Carter B. Horsley, 275 Madison Avenue and the nearby 295 Madison Avenue were "two of the city's better Art Deco towers", though Horsley regarded number 295 as the better of the two.[20]

Form edit

 
The easternmost four bays on 40th Street have setbacks at the 10th and 12th floor; the westernmost four bays have a similar series of setbacks.

275 Madison Avenue is designed with a three-story base of black granite, above which is a 40-story tower clad with white brick and dark terracotta.[25][26] The building contains setbacks on the 4th through 23rd stories to comply with the 1916 Zoning Resolution.[22][27] The setbacks taper to a rectangular tower on the 24th through 43rd stories.[27] The setbacks were designed with over thirty terraces[28][29] ranging from 30 to 1,500 square feet (2.8 to 139.4 m2). The larger terraces generally face east and west while the smaller terraces generally face north.[29]

The 40th Street elevation has fourteen vertical bays at the 4th story, with the center six bays being recessed in a light court between four bays on either side. The center bays form a stepped "peak" with setbacks at the 18th through 21st floors.[30] According to architectural writer Robert A. M. Stern, the pyramidal setbacks resembled those on the nearby Chanin Building.[31][4] The four bays to the west and east have setbacks at the 10th and 12th floors. The Madison Avenue elevation has six bays on the 4th through 12th stories, above which is a setback. There are also setbacks at the 14th, 17th, and 20th stories of the northern and western elevations. The eastern elevation rises from the lot line until the 23rd story, where it sets back to the eastern wall of the top twenty stories.[30]

In addition, the top of the tower contains notched corners with small terraces in each corner.[30][29] The tower's roof was originally flat, but a two-story penthouse was added after the building's completion. The southwestern notch was removed at that time.[30]

Facade edit

The black granite of the base was quarried in Pennsylvania.[32] The base is designed with black and silver ornamentation,[33][34] though many of the silver ornament is painted.[33] The base's color scheme was similar to that of the Fuller Building on Madison Avenue and 57th Street, as well as the Bloomingdale's building on Lexington Avenue.[11] The tower's fenestration, or arrangement of window openings, is different than that of the base. Generally, the tower stories contain vertical pilasters of white brick, which separate the bays of windows. Within each bay, the windows on different floors are separated by spandrels made of terracotta tiles.[25] The white glazed brick was made in Ohio, while the 1,060 metal window frames were made in West Virginia.[32]

Base edit

 
The main entrance at 40th Street has a translucent glass pane over it, as well as silver geometric motifs and flagpoles at the third floor.
 
One of the window bays west of the entrance. The top of the opening has five spandrels and mezzanine windows, separated horizontally by vertical metal mullions. The ground level has a triple-width window flanked by three smaller panes.

The northern elevation on 40th Street contains eight bays; the main entrance is recessed in the fifth bay from the west.[35] The main entrance has revolving and swinging metal doors, above which is a black metal transom bar with the words "275 Madison Avenue". Atop this bar is a transom window split into four rows of five panes.[35] The panes are separated by vertical mullions, which are flared at the bottom and contain seashell-shaped lighting sconces between them.[26][35] From top to bottom, the rows of openings contain plain windows, sash windows, rectangular metal spandrels, and plain windows.[35] The metal spandrels contain a black representation of a skyscraper with part of a silver "starburst" motif at the top.[26][35] The starburst motifs may represent the Lone Star State, the state nickname of Texas, where Houston Properties was based.[36] To the left and right of the main entrance are metal grilles with full starburst motifs.[26] On the left wall of the entryway is a metal door. Above the entryway and slightly in front of the building's outer wall, there is a translucent glass panel with the metal characters "275".[37]

West (right) of the main entrance, in the first through fourth bays from west, are large openings. The openings are each split into three parts: the ground level, ornamented "skyscraper" spandrels, and mezzanine. Each opening has five sets of mezzanine windows above spandrels, which are separated by vertical metal mullions. The ground-level portions of these openings contain a triple-width window flanked by smaller panes.[38] East (left) of the main entrance are three narrower bays. In both the sixth and eighth bays, the ground floor contains large window panes, and there are four sets of spandrel–windows. In the seventh bay, the ground floor has a metal door, topped by a vent and a window pane, as well as signage. The seventh bay has three spandrel–windows, with the center spandrel–window being wider than the outer ones.[38]

The western elevation on Madison Avenue has four bays.[27] The second bay from north has a recessed entrance, which leads to the ground-story banking space inside and was the main entrance prior to 2004.[35] Above the entrance doorway are four windows; the space beneath these window panes is taken up by an octagonal clock and a sign. The first and third bays from north, respectively to the left and right of the Madison Avenue banking entrance, contain a large window pane at ground level and three spandrel–windows above. The fourth bay from north is seven spandrels wide, but there are ventilation grates instead of windows at the mezzanine. This bay has a double door of metal and glass, which leads to a storefront, as well as a shop window.[27]

The third floor has a set of window openings on both 40th Street and Madison Avenue.[39] Along 40th Street, the third-floor window openings are asymmetrically arranged on either side of the main entrance, with twelve to the west (right) of the entrance and six to the east (left). All except one of these openings contain sash windows; the remaining opening has a louver.[38] The openings are separated by silver geometric motifs.[20][38] Architectural writer Christopher Gray wrote that the motifs "could be kissing owls, or hooded figures, or the face cards in a deck from another planet".[20] This motif is repeated several times above the main entrance, which is flanked by two flagpoles.[39] On Madison Avenue, there are eight such openings, separated by geometric motifs. Two of these openings have two sash windows each, while the others have one sash window each.[27]

Tower edit

 
View of the tower's setbacks along Madison Avenue.

The 4th through 43rd stories have pilasters of continuous white brick, alternating with bays of windows and spandrels. The windows were designed to be flush with the brick.[27][34] Franzheim avoided decorative elements such as cornices, entablatures, and pediments, as he wanted the building to be "shadow-less".[23][24][25][26] Instead, the tower was to rely exclusively on the contrast between white and black materials for decoration.[34] Terracotta spandrels, between the white pilasters, separate the windows on different stories;[27] they were meant to emphasize the building's height.[34] According to Stern, the spandrels were inspired by those on Raymond Hood's nearby Daily News Building.[31]

The northern and western elevations of the 4th through 23rd stories are designed with white pilasters and dark spandrels, with a few exceptions. At some of the setbacks on the northern and western elevations, the black spandrels are decorated with white-brick geometric shapes. Some of the setbacks also have ornamented white-brick lintels just beneath them. The eastern elevation below the 23rd story has windows within an otherwise flat white-brick wall. The southern elevation below the 23rd story only has windows at the setbacks.[30]

Above the 23rd story, the tower rises as a rectangular shaft, with six bays on the northern elevation and five bays each on the western and eastern elevations.[30][31] This gives the tower an almost square shape.[31] The two southernmost bays on the western elevation have black panels. The south elevation has eight bays, of which only the three easternmost bays have windows. has black vertical stripes in the first, third, fourth, and fifth bays from west and a pipe in the second bay from the west; only the three easternmost bays have windows. The top of the shaft has a few geometric decorations, similar to those used on the lower section of the tower. The rooftop parapet originally had black-and-white chevron-shaped motifs as well as projecting white brick at the tops of the pilasters. At the roof is a two-story penthouse, which has ribbon windows, steel walls, and chamfered corners. A metal pipe railing and two tiers of rooftop terraces are at the top of the penthouse.[30]

Features edit

The entrance lobbies had floor surfaces made of Belgian black marble and walls of French black marble.[32] The marble lobby has a motif of a star,[40] as well as nickel trim in the Art Deco style.[20] Walker & Gillette designed a bank branch for the New York Trust Company in the first floor, mezzanine, and basement.[41][42] The branch had bronze tellers' cages, marble-clad main floor, and a Venetian-terrazzo floor in the basement's 4,000-square-foot (370 m2) safe-deposit vaults.[42] The main banking walls were made of English oak and embedded nickel bronze, as well as Byzantine and Belgian black marble. The vault walls were made of an 18-inch (460 mm) layer of reinforced concrete and a 1-inch (25 mm) layer of plate steel.[43] As of 2014, the former banking space was being marketed as a conventional retail space, with 2,950 square feet (274 m2) in the basement, 3,975 square feet (369.3 m2) on the first floor, and 1,050 square feet (98 m2) on the mezzanine. These stories all had ceiling heights of 20 feet (6.1 m).[44]

The elevators were split into two banks: local elevators, which traveled from the ground story to the 22nd floor, and express elevators, which traveled from the 22nd to 42nd floors. The elevators were originally designed to run at a top speed of 1,000 feet per minute (300 m/min). According to Franzheim, it would only take a 42nd-story tenant fifty seconds to travel to the ground story "under normal traffic conditions".[45] The building's elevators had exotic woods from numerous countries.[32]

The upper stories had floor areas between 2,300 and 10,000 square feet (210 and 930 m2).[23][24] The building had a total rentable area of either 220,000 square feet (20,000 m2),[17] 225,000 square feet (20,900 m2),[18][19] or 230,000 square feet (21,000 m2).[23][24] The gross floor area was 275,000 square feet (25,500 m2).[18][19] The walls of the upper-story corridors were clad with French black marble, while the floors had Belgian black marble interspersed with chips of Italian white marble. Upper-story offices were also wainscoted in French black marble. Walls and partitions were made of tiles and terracotta from across the United States, which were combined with clay from New Jersey.[32] Interior walls were designed so they were, on average, only 22 feet (6.7 m) from the windows.[23][24] A three-story suite at the top of the building had a private elevator and staircases, as well as executive offices and a greenhouse area.[46] Franzheim, the building's architect, originally used these executive offices.[36]

History edit

275 Madison Avenue was developed by Jesse H. Jones, who had been a major real estate developer in the early 20th century, particularly in Houston, Texas.[47][48][49] Jones expressed interest in developing buildings in New York City and, in 1923, he founded Houston Properties, headed by Alfred B. Jones of New Jersey.[50][51] Kenneth Franzheim was involved in designing several of Houston Properties' developments;[36][52] he was part of a relatively small "business family" from which Jesse Jones tended to hire.[50][53]

Development edit

 
Detail of the building's base

In July 1929, the New York Trust Company acquired the property at 275 Madison Avenue, abutting its branch office at number 277.[54][55] The next month, Philip H. Rosenbach of the Rosenbach Company sold number 273 to the 273 Madison Avenue Corporation. In April 1930, Jesse Jones approached both the New York Trust Company and the owner of 273 Madison Avenue with the intent of acquiring a site large enough for "a tall office building".[56][57] Frederick Brown had been under contract to purchase number 273, and Jesse Jones intended to lease the site from Brown.[57] Jesse Jones had acquired number 273, as well as two stables on 24 and 26 East 40th Streets, by the following month.[11] He then created the 277 Madison Avenue Corporation.[11][58] This was part of Jones's frequent practice of creating different companies to operate his building so issues with one property would not affect the others.[11][59]

In preparation for the skyscraper's construction, New York Trust received authorization in May 1930 to open a temporary branch across the street at 274 Madison Avenue.[60] The bank also leased some space in the proposed skyscraper.[61] Plans for the skyscraper, then called 22 East 40th Street, were filed at the end of June 1930. The structure was slated to cost $1.25 million.[62][63] The Title Guarantee and Trust Company gave the 277 Madison Avenue Corporation a seven-year, $440,000 mortgage,[64][65] and the project also received a $3.2 million loan.[66] The old residences were demolished starting on June 21, 1930, and excavations began at the end of the following month, July 31. The steelwork was constructed starting on September 4, followed by the brick four weeks later on October 3. The building had topped out by December 1930.[23][24] The New York Times published several articles about 22 East 40th Street while it was under construction.[11] Jesse Jones had taken out a Reconstruction Finance Corporation loan to fund the building's construction.[21]

1930s and 1940s edit

In early 1931, New York Trust temporarily moved out of its existing offices to allow the completion of the skyscraper.[41][42] The New York Trust bank branch at 22 East 40th Street opened in July 1931.[42][67] The renting agents, Cross & Brown, ran advertisements proclaiming that the building was being developed in "Uptown Wall Street" and promising "superior floor arrangements".[11] Among the earliest office tenants were the Aeronautical Chamber of Commerce,[68] the American Bankers Association,[69] the American Safety Razor Company,[70] the Radio Manufacturers Association,[71] accounting firm Haskins & Sells,[72] paper distributor Gottesman & Co.,[73] and Swedish royal family relative Folke Bernadotte.[74] Franzheim's office and engineering companies Fish & Loenenger and Krey & Hunt took the top three floors.[23][24] The early tenants also included law firms, a publicist, a real estate broker, and publishers,[4] as well as attorneys[75][76] and a firm of sales management engineers.[77]

Houston Properties ran into financial difficulties soon after it completed the building.[25] This came with a general downturn in real estate development in the area caused by the Depression.[78] In July 1932, the 275 Madison Avenue Corporation filed a lawsuit against the 277 Madison Avenue Corporation to foreclose on a $5.5 million second mortgage on 22 East 40th Street.[79][80] The 275 Madison Avenue Corporation was operated by New York Trust,[81] which took over operations in 1933.[25][81] After the Johns Manville Corporation leased six floors at 22 East 40th Street for its general headquarters in January 1933, the building also became known for the company.[82][83] Some receivers were named for the building, but their appointments were vacated that December in the New York Supreme Court. The ruling was made on the basis that the plaintiff had no more than a 2-percent stake in the building.[84][85]

The building continued to face financial difficulties. When the Marine Midland Bank extended a $3.2 million mortgage on the building in 1934, the tax, water, and amortization fees were in arrears due to missed payments.[86] By the late 1930s, the building was increasingly being referred to as 275 Madison Avenue, though some news media still referred to the building by its 40th Street address.[11] 275 Madison Avenue was sold in March 1943 to a group of businessmen, and Brown Wheelock Harris Stevens Inc. took over the leasing. American Home Products simultaneously leased most of the building's top 23 stories as headquarters offices for the main company and nine subsidiaries.[25][81][87] The building's valuation was assessed as $3.05 million at the time.[87][88] American Home Products had reportedly only been interested in buying 275 Madison Avenue if it were able to occupy 13 floors by May 1, 1943.[87]

1950s to 1970s edit

 
40th Street facade

American Home Products sold the building in November 1951 to Tishman Realty & Construction, which leased back 82,000 square feet (7,600 m2) to American Home Products.[89] The deal reportedly involved more than $5 million, all in cash.[90] At the time, American Home Products occupied 17 full stories and portions of seven others, and New York Trust, Johns-Mansville, Procter & Gamble, Babcock & Wilcox, and Provident Mutual Insurance Company also occupied the building.[25][89] The sale was finalized in January 1952, and Tishman secured a first mortgage of $3.2 million from the Metropolitan Life Insurance Company.[91] Tishman sold the building in 1953 to the Massachusetts Mutual Life Insurance Company, though Tishman took back a long-term lease. Johns-Manville occupied 110,000 square feet (10,000 m2) on 12 stories, and American Home Products occupied 85,000 square feet (7,900 m2) on 24 stories.[92] The next year, Tishman installed an air-conditioning system in Johns-Manville's offices while 800 employees continued to work in the space.[93] Lawrence Wien and Harry Helmsley took a long-term lease on the building in 1955.[94]

The Equity Corporation began operating 275 Madison Avenue in 1959,[95] the same year that American Home Products leased space for a new headquarters at 685 Third Avenue.[96] American Home Products moved out of the building in 1961, leaving 100,000 square feet (9,300 m2) available for lease, about 45 percent of the entire building.[97][98] The stories being vacated were relatively small, ranging from 2,000 to 7,000 square feet (190 to 650 m2), so the space was marketed to smaller tenants as cheap offices near Grand Central.[97] Within two years, American Home Products' space was taken by companies in numerous industries.[98] The new lessees included an import/export company, a realty company.[99] an accounting firm,[100] and the Equity Funding Corporation.[101] In 1962, Madison Park Associates acquired the leasehold from the 22 East 40th Street Equity Corporation; both companies were headed by Stanley and Max Stahl. At the time, the Massachusetts Mutual Life Insurance Company owned the structure.[95] Also in the 1960s, Goldman-DiLorenzo bought the land.[21]

Johns-Manville, the building's major tenant, announced in 1971 that it would move its corporate headquarters to a suburb of Denver, Colorado.[102] Goldman-DiLorenzo acquired the lease on the building itself in 1973. Goldman-DiLorenzo acquired a $2.8 million mortgage on the property's leasehold, increasing its leverage. This led to large losses when office spaces in comparable buildings began to rise, and the first mortgage holder, CNA Financial, had begun foreclosure proceedings by 1976. The second mortgage was paid down to $1.8 million, and the second-mortgage holder Gibraltar Financial absorbed much of the losses. The Williams Real Estate Company took over management, at which point the building was 15 percent vacant.[21]

1980s to present edit

Coronet Properties sold the building for $22 million to New Madison-275 Associates, headed by Alain DeBerc, in 1980.[103] The buyer was acting on behalf of foreign syndication firm Gestam Inc., which leased space to ten tenants within months of the purchase.[104] The owner planned to renovate 275 Madison Avenue.[103] At the time, the building's only entrance was on 40th Street, a situation that had existed since the building was constructed. The owners decided to create an expanded lobby and a new entrance within part of the Madison Avenue storefront after the expiration of a lease there.[105] Oppenheimer Brady and Vogelstein designed a $2 million renovation that also included mechanical upgrades and restoration of design features. The new lobby had mirrored wall panels accented with stainless steel, as well as Art Deco chandeliers.[46][105] Rose marble was imported from the same quarry in France that had provided marble for the original lobby.[46]

The former banking space on Madison Avenue was renovated in 1995, and decorative elements on the facade were also restored. By then, the building's tenants included firms in law, accounting, publishing, cosmetics, public relations, and computer publishing.[46] In 1996, the owners of 275 Madison Avenue and the nearby 370 Lexington Avenue received a combined $27.5 million in loans from the Mutual Life Insurance Company of New York.[106] Two years later, in 1998, Aby Rosen and Michael Fuchs of RFR Realty bought the lease on 275 Madison Avenue for $42 million. The company had an option to buy the underlying land for $19 million but did not execute the option at that time.[107] The base of the building was modified in 2004, when the main entrance was relocated from Madison Avenue to 40th Street.[35] The New York City Landmarks Preservation Commission designated the building as a city landmark on January 13, 2009.[22][108][109]

RFR Realty placed the building for sale in April 2016.[110] The RPW Group, headed by Robert Weisz, offered over $270 million for the building less than two months after the sale was announced.[111][112] That August, the Blackstone Group and SL Green Realty gave RPW a $240 million loan to finance the purchase.[113] Two years later, RPW refinanced the building with a $210 million loan from Ullico.[114][115] Saadia Group, parent company of Lord & Taylor, leased some space in early 2021.[116]

See also edit

References edit

Notes edit

  1. ^ The houses at number 273, 275, and 277 were respectively occupied by professor Morris Loeb, businessman John Terry, and General Horace Porter.[10][9]
  2. ^ There was another Johns-Manville Building one block north, at Madison Avenue and 41st Street; it was built in 1912.[20]

Citations edit

  1. ^ a b c d Landmarks Preservation Commission 2009, p. 1.
  2. ^ a b c d "275 Madison Avenue, 10016". New York City Department of City Planning. from the original on August 12, 2021. Retrieved March 20, 2020.
  3. ^ a b White, Norval; Willensky, Elliot; Leadon, Fran (2010). AIA Guide to New York City (5th ed.). New York: Oxford University Press. p. 283. ISBN 978-0-19538-386-7.
  4. ^ a b c Landmarks Preservation Commission 2009, p. 18.
  5. ^ Landmarks Preservation Commission 2009, p. 19.
  6. ^ Landmarks Preservation Commission 2009, p. 2.
  7. ^ Jackson, Kenneth T., ed. (1995). The Encyclopedia of New York City. New Haven: Yale University Press. p. 783. ISBN 0300055366.
  8. ^ a b c Landmarks Preservation Commission 2009, p. 6.
  9. ^ a b "Gen. Porter's Home in Wreckers' Hands; Famous Diplomat and Friend of Gen. Grant Died There Nine Years Ago" (PDF). The New York Times. July 6, 1930. p. 121. ISSN 0362-4331. Retrieved August 12, 2021.
  10. ^ a b Landmarks Preservation Commission 2009, p. 16.
  11. ^ a b c d e f g h i j Landmarks Preservation Commission 2009, p. 7.
  12. ^ "Another Building For Terminal Zone; 12-Story Commercial Structure to be Erected Opposite the Commodore Hotel". The New York Times. September 14, 1920. ISSN 0362-4331. from the original on October 17, 2019. Retrieved October 17, 2019.
  13. ^ "Real Estate News". New-York Tribune. September 22, 1922. p. 16. ProQuest 576666230.
  14. ^ "Famous Schuhmann Library to Be Sold; Collection, Bought in Paris for 5,000,000 Francs, Has Arrived in New York" (PDF). The New York Times. May 9, 1920. p. 39. ISSN 0362-4331. Retrieved August 13, 2021.
  15. ^ "14-Story Building Planned for East 40th Street Site: 50 Feet Near Madison Avenue Will Be Improved by Buyer Partly for Own Occupancy; $1,500,000 Will Be Cost". The New York Herald, New York Tribune. September 18, 1925. p. 31. ProQuest 1112839372.
  16. ^ a b c . Emporis. Archived from the original on August 12, 2021. Retrieved March 28, 2021.
  17. ^ a b "Grand Central Zone an Office Of 500 Acres: 103 Buildings Are Now Located in This Section; Five More by May 1". New York Herald Tribune. April 26, 1931. p. E2. ProQuest 1114217268.
  18. ^ a b c "Madison Av. Offices to Rise 505 Feet: Construction Work to Start Soon on 41-story Structure at 40th Street" (PDF). The New York Times. July 14, 1930. p. 39. ISSN 0362-4331. Retrieved August 13, 2021.
  19. ^ a b c d "Real Estate Notes". Wall Street Journal. July 26, 1930. p. 9. ISSN 0099-9660. ProQuest 130792845.
  20. ^ a b c d e Gray, Christopher (February 6, 2009). "When Office Casual Was Unthinkable". The New York Times. ISSN 0362-4331. from the original on August 14, 2021. Retrieved August 14, 2021.
  21. ^ a b c d Oser, Alan S. (April 14, 1976). "About Real Estate: From Collapse to a Comeback". The New York Times. p. 79. ISSN 0362-4331. ProQuest 122682292. from the original on August 14, 2021. Retrieved August 14, 2021.
  22. ^ a b c d Diamonstein-Spielvogel, Barbaralee (2011). The Landmarks of New York (5th ed.). Albany, New York: State University of New York Press. p. 618. ISBN 978-1-4384-3769-9.
  23. ^ a b c d e f g "New Skyscraper in Central Zone; New East Side Skyscraper" (PDF). The New York Times. December 21, 1930. p. 141. ISSN 0362-4331. Retrieved August 13, 2021.
  24. ^ a b c d e f g "Gen. Porter's Home Site Now Holds Offices: 42-Story Steel Skeleton for 'Shadowless' Building Has Been Completed Covers Murray Hill Corner Black Marble and Cotta and Flush Windows Features". New York Herald Tribune. December 21, 1930. p. E3. ProQuest 1113773568.
  25. ^ a b c d e f g Landmarks Preservation Commission 2009, p. 8.
  26. ^ a b c d e Robins 2017, p. 86.
  27. ^ a b c d e f g Landmarks Preservation Commission 2009, p. 11.
  28. ^ "Real Estate Notes" (PDF). The New York Times. December 30, 1930. p. 40. ISSN 0362-4331. Retrieved August 13, 2021.
  29. ^ a b c "Outdoor Offices Will Be a Feature Of New Structure: 30 Terraces at Madison Avenue and 40th Street Will BeTurned Over to Tenants". New York Herald Tribune. January 4, 1931. p. E1. ProQuest 1114161828.
  30. ^ a b c d e f g Landmarks Preservation Commission 2009, p. 12.
  31. ^ a b c d Stern, Robert A. M.; Gilmartin, Patrick; Mellins, Thomas (1987). New York 1930: Architecture and Urbanism Between the Two World Wars. New York: Rizzoli. p. 599. ISBN 978-0-8478-3096-1. OCLC 13860977.
  32. ^ a b c d e "Europe Has Supplied Base For Skyscraper: Black Marble in Lower Floors of 40th St. Building Came From Belgium and France Keystone State for Supply From There Comes Most of Our Steel, Cement, Brick". New York Herald Tribune. February 8, 1931. p. E2. ProQuest 1114167822.
  33. ^ a b Landmarks Preservation Commission 2009, pp. 8–9.
  34. ^ a b c d "505-Foot-High Tower Of Black and White For Madison Avenue: Windows Will Be Flush With Facade Which Is Intended to Provide Minimum Light". New York Herald Tribune. July 20, 1930. p. E2. ProQuest 1113198522.
  35. ^ a b c d e f g Landmarks Preservation Commission 2009, p. 9.
  36. ^ a b c Robins 2017, pp. 85–86.
  37. ^ Landmarks Preservation Commission 2009, pp. 9–10.
  38. ^ a b c d Landmarks Preservation Commission 2009, p. 10.
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Sources edit

 
Wikimedia Commons has media related to 275 Madison Avenue.
  • Caratzas, Michael (January 13, 2009). 275 Madison Avenue (PDF) (Report). New York City Landmarks Preservation Commission.
  • Robins, Anthony W. (2017). New York Art Deco: A Guide to Gotham's Jazz Age Architecture. Excelsior Editions. State University of New York Press. ISBN 978-1-4384-6396-4. OCLC 953576510.
  • Timmons, Bascom N (1956). Jesse H. Jones, the man and the statesman. Holt. OCLC 345537.

April 12, 2024
madison, avenue, also, known, johns, manville, building, american, home, products, building, east, 40th, street, story, office, building, murray, hill, neighborhood, manhattan, york, city, along, southeast, corner, madison, avenue, 40th, street, near, grand, c. 275 Madison Avenue also known as the Johns Manville Building American Home Products Building and 22 East 40th Street is a 43 story office building in the Murray Hill neighborhood of Manhattan in New York City It is along the southeast corner of Madison Avenue and 40th Street near Grand Central Terminal The building constructed from 1930 to 1931 was designed by Kenneth Franzheim in a mixture of the Art Deco and International styles 275 Madison AvenueSeen from across Madison Avenue and 40th StreetGeneral informationArchitectural styleArt DecoLocationManhattan New YorkCoordinates40 45 04 N 73 58 48 W 40 75111 N 73 98000 W 40 75111 73 98000Construction started1930Completed1931HeightRoof503 ft 153 m Technical detailsFloor count43Design and constructionArchitect s Kenneth FranzheimDeveloperHouston PropertiesMain contractorDwight P Robinson CompanyNew York City LandmarkDesignatedJanuary 13 2009 1 Reference no 2286 1 275 Madison Avenue s three story base is made of polished granite and contains large openings On all the other floors the facade contains vertical pilasters of white brick as well as dark spandrels between windows which were intended to give a vertical emphasis to the exterior The 4th through 23rd floors contain several setbacks to comply with the 1916 Zoning Resolution The building tapers to a rectangular cross section on the 24th through 43rd floors The interior of the base is designed with a main entrance lobby on 40th Street as well as storefronts Floor areas above the base range from 2 300 to 10 000 square feet 210 to 930 m2 275 Madison Avenue was developed by Houston Properties a firm headed by Texas entrepreneur Jesse H Jones It was originally known as 22 East 40th Street The skyscraper opened at the onset of the Great Depression and Houston Properties sold the skyscraper in 1933 to the New York Trust Company In the mid 20th century 275 Madison Avenue had several owners and was also known for major tenants Johns Manville and American Home Products It has been owned by the RPW Group since 2016 The New York City Landmarks Preservation Commission designated 275 Madison Avenue as an official landmark in 2009 Contents 1 Site 2 Architecture 2 1 Form 2 2 Facade 2 2 1 Base 2 2 2 Tower 2 3 Features 3 History 3 1 Development 3 2 1930s and 1940s 3 3 1950s to 1970s 3 4 1980s to present 4 See also 5 References 5 1 Notes 5 2 Citations 5 3 SourcesSite edit275 Madison Avenue is in the Murray Hill neighborhood of Manhattan in New York City just outside of Midtown It is bounded by Madison Avenue to the west and 40th Street to the north 2 3 The L shaped land lot covers 12 350 square feet 1 147 m2 2 4 with a frontage of 74 08 feet 22 58 m on Madison Avenue and 150 feet 46 m on 40th Street 2 5 Nearby buildings include the Stavros Niarchos Foundation Library and 10 East 40th Street to the west 461 Fifth Avenue and 18 East 41st Street to the northeast the Lefcourt Colonial Building to the north and 101 Park Avenue to the northeast Grand Central Terminal is two blocks to the north 2 In the mid 19th century the surrounding section of Murray Hill was developed as an upscale residential district with the estates of many prominent families 6 7 Among these estates were three houses at 273 275 and 277 Madison Avenue all built in 1862 on lots measuring 25 feet 7 6 m wide The three residences served as the homes of many distinguished citizens of New York 8 9 a Also on the site were two stables built before 1910 at the addresses 24 and 26 East 40th Street 11 By 1920 commercial concerns had relocated to the area 8 which The New York Times called a great civic centre 12 The New York Trust Company acquired the old mansion at 277 Madison Avenue in 1922 where it opened a banking branch 8 13 and antique bookstore Rosenbach Company occupied number 273 starting in 1920 10 14 The Metropolitan Realty Company had planned a 14 story building at 24 and 26 East 40th Street in 1925 but it was not built 15 Architecture edit275 Madison Avenue was designed by Kenneth Franzheim 3 1 16 and built by the Dwight P Robinson Company for Houston Properties 17 18 19 It has also been known as 22 East 40th Street the Johns Manville Building b and the American Home Products Building 21 The building was designed in the Art Deco style with elements of the International Style 22 It consists of 43 stories 1 16 and measures 503 feet 153 m from ground level to the roof 16 The New York Herald Tribune gave a slightly different figure of 42 stories and 505 feet 154 m 23 24 When completed in 1931 the building was one of the more distinct skyscrapers in the city 11 The Wall Street Journal called it a structure of novel aspect 19 The building was also depicted in photographer Berenice Abbott s Changing New York pictorial series 11 22 According to architectural critic Carter B Horsley 275 Madison Avenue and the nearby 295 Madison Avenue were two of the city s better Art Deco towers though Horsley regarded number 295 as the better of the two 20 Form edit nbsp The easternmost four bays on 40th Street have setbacks at the 10th and 12th floor the westernmost four bays have a similar series of setbacks 275 Madison Avenue is designed with a three story base of black granite above which is a 40 story tower clad with white brick and dark terracotta 25 26 The building contains setbacks on the 4th through 23rd stories to comply with the 1916 Zoning Resolution 22 27 The setbacks taper to a rectangular tower on the 24th through 43rd stories 27 The setbacks were designed with over thirty terraces 28 29 ranging from 30 to 1 500 square feet 2 8 to 139 4 m2 The larger terraces generally face east and west while the smaller terraces generally face north 29 The 40th Street elevation has fourteen vertical bays at the 4th story with the center six bays being recessed in a light court between four bays on either side The center bays form a stepped peak with setbacks at the 18th through 21st floors 30 According to architectural writer Robert A M Stern the pyramidal setbacks resembled those on the nearby Chanin Building 31 4 The four bays to the west and east have setbacks at the 10th and 12th floors The Madison Avenue elevation has six bays on the 4th through 12th stories above which is a setback There are also setbacks at the 14th 17th and 20th stories of the northern and western elevations The eastern elevation rises from the lot line until the 23rd story where it sets back to the eastern wall of the top twenty stories 30 In addition the top of the tower contains notched corners with small terraces in each corner 30 29 The tower s roof was originally flat but a two story penthouse was added after the building s completion The southwestern notch was removed at that time 30 Facade edit The black granite of the base was quarried in Pennsylvania 32 The base is designed with black and silver ornamentation 33 34 though many of the silver ornament is painted 33 The base s color scheme was similar to that of the Fuller Building on Madison Avenue and 57th Street as well as the Bloomingdale s building on Lexington Avenue 11 The tower s fenestration or arrangement of window openings is different than that of the base Generally the tower stories contain vertical pilasters of white brick which separate the bays of windows Within each bay the windows on different floors are separated by spandrels made of terracotta tiles 25 The white glazed brick was made in Ohio while the 1 060 metal window frames were made in West Virginia 32 Base edit nbsp The main entrance at 40th Street has a translucent glass pane over it as well as silver geometric motifs and flagpoles at the third floor nbsp One of the window bays west of the entrance The top of the opening has five spandrels and mezzanine windows separated horizontally by vertical metal mullions The ground level has a triple width window flanked by three smaller panes The northern elevation on 40th Street contains eight bays the main entrance is recessed in the fifth bay from the west 35 The main entrance has revolving and swinging metal doors above which is a black metal transom bar with the words 275 Madison Avenue Atop this bar is a transom window split into four rows of five panes 35 The panes are separated by vertical mullions which are flared at the bottom and contain seashell shaped lighting sconces between them 26 35 From top to bottom the rows of openings contain plain windows sash windows rectangular metal spandrels and plain windows 35 The metal spandrels contain a black representation of a skyscraper with part of a silver starburst motif at the top 26 35 The starburst motifs may represent the Lone Star State the state nickname of Texas where Houston Properties was based 36 To the left and right of the main entrance are metal grilles with full starburst motifs 26 On the left wall of the entryway is a metal door Above the entryway and slightly in front of the building s outer wall there is a translucent glass panel with the metal characters 275 37 West right of the main entrance in the first through fourth bays from west are large openings The openings are each split into three parts the ground level ornamented skyscraper spandrels and mezzanine Each opening has five sets of mezzanine windows above spandrels which are separated by vertical metal mullions The ground level portions of these openings contain a triple width window flanked by smaller panes 38 East left of the main entrance are three narrower bays In both the sixth and eighth bays the ground floor contains large window panes and there are four sets of spandrel windows In the seventh bay the ground floor has a metal door topped by a vent and a window pane as well as signage The seventh bay has three spandrel windows with the center spandrel window being wider than the outer ones 38 The western elevation on Madison Avenue has four bays 27 The second bay from north has a recessed entrance which leads to the ground story banking space inside and was the main entrance prior to 2004 35 Above the entrance doorway are four windows the space beneath these window panes is taken up by an octagonal clock and a sign The first and third bays from north respectively to the left and right of the Madison Avenue banking entrance contain a large window pane at ground level and three spandrel windows above The fourth bay from north is seven spandrels wide but there are ventilation grates instead of windows at the mezzanine This bay has a double door of metal and glass which leads to a storefront as well as a shop window 27 The third floor has a set of window openings on both 40th Street and Madison Avenue 39 Along 40th Street the third floor window openings are asymmetrically arranged on either side of the main entrance with twelve to the west right of the entrance and six to the east left All except one of these openings contain sash windows the remaining opening has a louver 38 The openings are separated by silver geometric motifs 20 38 Architectural writer Christopher Gray wrote that the motifs could be kissing owls or hooded figures or the face cards in a deck from another planet 20 This motif is repeated several times above the main entrance which is flanked by two flagpoles 39 On Madison Avenue there are eight such openings separated by geometric motifs Two of these openings have two sash windows each while the others have one sash window each 27 Tower edit nbsp View of the tower s setbacks along Madison Avenue The 4th through 43rd stories have pilasters of continuous white brick alternating with bays of windows and spandrels The windows were designed to be flush with the brick 27 34 Franzheim avoided decorative elements such as cornices entablatures and pediments as he wanted the building to be shadow less 23 24 25 26 Instead the tower was to rely exclusively on the contrast between white and black materials for decoration 34 Terracotta spandrels between the white pilasters separate the windows on different stories 27 they were meant to emphasize the building s height 34 According to Stern the spandrels were inspired by those on Raymond Hood s nearby Daily News Building 31 The northern and western elevations of the 4th through 23rd stories are designed with white pilasters and dark spandrels with a few exceptions At some of the setbacks on the northern and western elevations the black spandrels are decorated with white brick geometric shapes Some of the setbacks also have ornamented white brick lintels just beneath them The eastern elevation below the 23rd story has windows within an otherwise flat white brick wall The southern elevation below the 23rd story only has windows at the setbacks 30 Above the 23rd story the tower rises as a rectangular shaft with six bays on the northern elevation and five bays each on the western and eastern elevations 30 31 This gives the tower an almost square shape 31 The two southernmost bays on the western elevation have black panels The south elevation has eight bays of which only the three easternmost bays have windows has black vertical stripes in the first third fourth and fifth bays from west and a pipe in the second bay from the west only the three easternmost bays have windows The top of the shaft has a few geometric decorations similar to those used on the lower section of the tower The rooftop parapet originally had black and white chevron shaped motifs as well as projecting white brick at the tops of the pilasters At the roof is a two story penthouse which has ribbon windows steel walls and chamfered corners A metal pipe railing and two tiers of rooftop terraces are at the top of the penthouse 30 Features edit The entrance lobbies had floor surfaces made of Belgian black marble and walls of French black marble 32 The marble lobby has a motif of a star 40 as well as nickel trim in the Art Deco style 20 Walker amp Gillette designed a bank branch for the New York Trust Company in the first floor mezzanine and basement 41 42 The branch had bronze tellers cages marble clad main floor and a Venetian terrazzo floor in the basement s 4 000 square foot 370 m2 safe deposit vaults 42 The main banking walls were made of English oak and embedded nickel bronze as well as Byzantine and Belgian black marble The vault walls were made of an 18 inch 460 mm layer of reinforced concrete and a 1 inch 25 mm layer of plate steel 43 As of 2014 update the former banking space was being marketed as a conventional retail space with 2 950 square feet 274 m2 in the basement 3 975 square feet 369 3 m2 on the first floor and 1 050 square feet 98 m2 on the mezzanine These stories all had ceiling heights of 20 feet 6 1 m 44 The elevators were split into two banks local elevators which traveled from the ground story to the 22nd floor and express elevators which traveled from the 22nd to 42nd floors The elevators were originally designed to run at a top speed of 1 000 feet per minute 300 m min According to Franzheim it would only take a 42nd story tenant fifty seconds to travel to the ground story under normal traffic conditions 45 The building s elevators had exotic woods from numerous countries 32 The upper stories had floor areas between 2 300 and 10 000 square feet 210 and 930 m2 23 24 The building had a total rentable area of either 220 000 square feet 20 000 m2 17 225 000 square feet 20 900 m2 18 19 or 230 000 square feet 21 000 m2 23 24 The gross floor area was 275 000 square feet 25 500 m2 18 19 The walls of the upper story corridors were clad with French black marble while the floors had Belgian black marble interspersed with chips of Italian white marble Upper story offices were also wainscoted in French black marble Walls and partitions were made of tiles and terracotta from across the United States which were combined with clay from New Jersey 32 Interior walls were designed so they were on average only 22 feet 6 7 m from the windows 23 24 A three story suite at the top of the building had a private elevator and staircases as well as executive offices and a greenhouse area 46 Franzheim the building s architect originally used these executive offices 36 History edit275 Madison Avenue was developed by Jesse H Jones who had been a major real estate developer in the early 20th century particularly in Houston Texas 47 48 49 Jones expressed interest in developing buildings in New York City and in 1923 he founded Houston Properties headed by Alfred B Jones of New Jersey 50 51 Kenneth Franzheim was involved in designing several of Houston Properties developments 36 52 he was part of a relatively small business family from which Jesse Jones tended to hire 50 53 Development edit nbsp Detail of the building s baseIn July 1929 the New York Trust Company acquired the property at 275 Madison Avenue abutting its branch office at number 277 54 55 The next month Philip H Rosenbach of the Rosenbach Company sold number 273 to the 273 Madison Avenue Corporation In April 1930 Jesse Jones approached both the New York Trust Company and the owner of 273 Madison Avenue with the intent of acquiring a site large enough for a tall office building 56 57 Frederick Brown had been under contract to purchase number 273 and Jesse Jones intended to lease the site from Brown 57 Jesse Jones had acquired number 273 as well as two stables on 24 and 26 East 40th Streets by the following month 11 He then created the 277 Madison Avenue Corporation 11 58 This was part of Jones s frequent practice of creating different companies to operate his building so issues with one property would not affect the others 11 59 In preparation for the skyscraper s construction New York Trust received authorization in May 1930 to open a temporary branch across the street at 274 Madison Avenue 60 The bank also leased some space in the proposed skyscraper 61 Plans for the skyscraper then called 22 East 40th Street were filed at the end of June 1930 The structure was slated to cost 1 25 million 62 63 The Title Guarantee and Trust Company gave the 277 Madison Avenue Corporation a seven year 440 000 mortgage 64 65 and the project also received a 3 2 million loan 66 The old residences were demolished starting on June 21 1930 and excavations began at the end of the following month July 31 The steelwork was constructed starting on September 4 followed by the brick four weeks later on October 3 The building had topped out by December 1930 23 24 The New York Times published several articles about 22 East 40th Street while it was under construction 11 Jesse Jones had taken out a Reconstruction Finance Corporation loan to fund the building s construction 21 1930s and 1940s edit In early 1931 New York Trust temporarily moved out of its existing offices to allow the completion of the skyscraper 41 42 The New York Trust bank branch at 22 East 40th Street opened in July 1931 42 67 The renting agents Cross amp Brown ran advertisements proclaiming that the building was being developed in Uptown Wall Street and promising superior floor arrangements 11 Among the earliest office tenants were the Aeronautical Chamber of Commerce 68 the American Bankers Association 69 the American Safety Razor Company 70 the Radio Manufacturers Association 71 accounting firm Haskins amp Sells 72 paper distributor Gottesman amp Co 73 and Swedish royal family relative Folke Bernadotte 74 Franzheim s office and engineering companies Fish amp Loenenger and Krey amp Hunt took the top three floors 23 24 The early tenants also included law firms a publicist a real estate broker and publishers 4 as well as attorneys 75 76 and a firm of sales management engineers 77 Houston Properties ran into financial difficulties soon after it completed the building 25 This came with a general downturn in real estate development in the area caused by the Depression 78 In July 1932 the 275 Madison Avenue Corporation filed a lawsuit against the 277 Madison Avenue Corporation to foreclose on a 5 5 million second mortgage on 22 East 40th Street 79 80 The 275 Madison Avenue Corporation was operated by New York Trust 81 which took over operations in 1933 25 81 After the Johns Manville Corporation leased six floors at 22 East 40th Street for its general headquarters in January 1933 the building also became known for the company 82 83 Some receivers were named for the building but their appointments were vacated that December in the New York Supreme Court The ruling was made on the basis that the plaintiff had no more than a 2 percent stake in the building 84 85 The building continued to face financial difficulties When the Marine Midland Bank extended a 3 2 million mortgage on the building in 1934 the tax water and amortization fees were in arrears due to missed payments 86 By the late 1930s the building was increasingly being referred to as 275 Madison Avenue though some news media still referred to the building by its 40th Street address 11 275 Madison Avenue was sold in March 1943 to a group of businessmen and Brown Wheelock Harris Stevens Inc took over the leasing American Home Products simultaneously leased most of the building s top 23 stories as headquarters offices for the main company and nine subsidiaries 25 81 87 The building s valuation was assessed as 3 05 million at the time 87 88 American Home Products had reportedly only been interested in buying 275 Madison Avenue if it were able to occupy 13 floors by May 1 1943 87 1950s to 1970s edit nbsp 40th Street facadeAmerican Home Products sold the building in November 1951 to Tishman Realty amp Construction which leased back 82 000 square feet 7 600 m2 to American Home Products 89 The deal reportedly involved more than 5 million all in cash 90 At the time American Home Products occupied 17 full stories and portions of seven others and New York Trust Johns Mansville Procter amp Gamble Babcock amp Wilcox and Provident Mutual Insurance Company also occupied the building 25 89 The sale was finalized in January 1952 and Tishman secured a first mortgage of 3 2 million from the Metropolitan Life Insurance Company 91 Tishman sold the building in 1953 to the Massachusetts Mutual Life Insurance Company though Tishman took back a long term lease Johns Manville occupied 110 000 square feet 10 000 m2 on 12 stories and American Home Products occupied 85 000 square feet 7 900 m2 on 24 stories 92 The next year Tishman installed an air conditioning system in Johns Manville s offices while 800 employees continued to work in the space 93 Lawrence Wien and Harry Helmsley took a long term lease on the building in 1955 94 The Equity Corporation began operating 275 Madison Avenue in 1959 95 the same year that American Home Products leased space for a new headquarters at 685 Third Avenue 96 American Home Products moved out of the building in 1961 leaving 100 000 square feet 9 300 m2 available for lease about 45 percent of the entire building 97 98 The stories being vacated were relatively small ranging from 2 000 to 7 000 square feet 190 to 650 m2 so the space was marketed to smaller tenants as cheap offices near Grand Central 97 Within two years American Home Products space was taken by companies in numerous industries 98 The new lessees included an import export company a realty company 99 an accounting firm 100 and the Equity Funding Corporation 101 In 1962 Madison Park Associates acquired the leasehold from the 22 East 40th Street Equity Corporation both companies were headed by Stanley and Max Stahl At the time the Massachusetts Mutual Life Insurance Company owned the structure 95 Also in the 1960s Goldman DiLorenzo bought the land 21 Johns Manville the building s major tenant announced in 1971 that it would move its corporate headquarters to a suburb of Denver Colorado 102 Goldman DiLorenzo acquired the lease on the building itself in 1973 Goldman DiLorenzo acquired a 2 8 million mortgage on the property s leasehold increasing its leverage This led to large losses when office spaces in comparable buildings began to rise and the first mortgage holder CNA Financial had begun foreclosure proceedings by 1976 The second mortgage was paid down to 1 8 million and the second mortgage holder Gibraltar Financial absorbed much of the losses The Williams Real Estate Company took over management at which point the building was 15 percent vacant 21 1980s to present edit Coronet Properties sold the building for 22 million to New Madison 275 Associates headed by Alain DeBerc in 1980 103 The buyer was acting on behalf of foreign syndication firm Gestam Inc which leased space to ten tenants within months of the purchase 104 The owner planned to renovate 275 Madison Avenue 103 At the time the building s only entrance was on 40th Street a situation that had existed since the building was constructed The owners decided to create an expanded lobby and a new entrance within part of the Madison Avenue storefront after the expiration of a lease there 105 Oppenheimer Brady and Vogelstein designed a 2 million renovation that also included mechanical upgrades and restoration of design features The new lobby had mirrored wall panels accented with stainless steel as well as Art Deco chandeliers 46 105 Rose marble was imported from the same quarry in France that had provided marble for the original lobby 46 The former banking space on Madison Avenue was renovated in 1995 and decorative elements on the facade were also restored By then the building s tenants included firms in law accounting publishing cosmetics public relations and computer publishing 46 In 1996 the owners of 275 Madison Avenue and the nearby 370 Lexington Avenue received a combined 27 5 million in loans from the Mutual Life Insurance Company of New York 106 Two years later in 1998 Aby Rosen and Michael Fuchs of RFR Realty bought the lease on 275 Madison Avenue for 42 million The company had an option to buy the underlying land for 19 million but did not execute the option at that time 107 The base of the building was modified in 2004 when the main entrance was relocated from Madison Avenue to 40th Street 35 The New York City Landmarks Preservation Commission designated the building as a city landmark on January 13 2009 22 108 109 RFR Realty placed the building for sale in April 2016 110 The RPW Group headed by Robert Weisz offered over 270 million for the building less than two months after the sale was announced 111 112 That August the Blackstone Group and SL Green Realty gave RPW a 240 million loan to finance the purchase 113 Two years later RPW refinanced the building with a 210 million loan from Ullico 114 115 Saadia Group parent company of Lord amp Taylor leased some space in early 2021 116 See also edit nbsp Architecture portal nbsp New York City portalArt Deco architecture of New York City List of New York City Designated Landmarks in Manhattan from 14th to 59th StreetsReferences editNotes edit The houses at number 273 275 and 277 were respectively occupied by professor Morris Loeb businessman John Terry and General Horace Porter 10 9 There was another Johns Manville Building one block north at Madison Avenue and 41st Street it was built in 1912 20 Citations edit a b c d Landmarks Preservation Commission 2009 p 1 a b c d 275 Madison Avenue 10016 New York City Department of City Planning Archived from the original on August 12 2021 Retrieved March 20 2020 a b White Norval Willensky Elliot Leadon Fran 2010 AIA Guide to New York City 5th ed New York Oxford University Press p 283 ISBN 978 0 19538 386 7 a b c Landmarks Preservation Commission 2009 p 18 Landmarks Preservation Commission 2009 p 19 Landmarks Preservation Commission 2009 p 2 Jackson Kenneth T ed 1995 The Encyclopedia of New York City New Haven Yale University Press p 783 ISBN 0300055366 a b c Landmarks Preservation Commission 2009 p 6 a b Gen Porter s Home in Wreckers Hands Famous Diplomat and Friend of Gen Grant Died There Nine Years Ago PDF The New York Times July 6 1930 p 121 ISSN 0362 4331 Retrieved August 12 2021 a b Landmarks Preservation Commission 2009 p 16 a b c d e f g h i j Landmarks Preservation Commission 2009 p 7 Another Building For Terminal Zone 12 Story Commercial Structure to be Erected Opposite the Commodore Hotel The New York Times September 14 1920 ISSN 0362 4331 Archived from the original on October 17 2019 Retrieved October 17 2019 Real Estate News New York Tribune September 22 1922 p 16 ProQuest 576666230 Famous Schuhmann Library to Be Sold Collection Bought in Paris for 5 000 000 Francs Has Arrived in New York PDF The New York Times May 9 1920 p 39 ISSN 0362 4331 Retrieved August 13 2021 14 Story Building Planned for East 40th Street Site 50 Feet Near Madison Avenue Will Be Improved by Buyer Partly for Own Occupancy 1 500 000 Will Be Cost The New York Herald New York Tribune September 18 1925 p 31 ProQuest 1112839372 a b c Johns Manville Building Emporis Archived from the original on August 12 2021 Retrieved March 28 2021 a b Grand Central Zone an Office Of 500 Acres 103 Buildings Are Now Located in This Section Five More by May 1 New York Herald Tribune April 26 1931 p E2 ProQuest 1114217268 a b c Madison Av Offices to Rise 505 Feet Construction Work to Start Soon on 41 story Structure at 40th Street PDF The New York Times July 14 1930 p 39 ISSN 0362 4331 Retrieved August 13 2021 a b c d Real Estate Notes Wall Street Journal July 26 1930 p 9 ISSN 0099 9660 ProQuest 130792845 a b c d e Gray Christopher February 6 2009 When Office Casual Was Unthinkable The New York Times ISSN 0362 4331 Archived from the original on August 14 2021 Retrieved August 14 2021 a b c d Oser Alan S April 14 1976 About Real Estate From Collapse to a Comeback The New York Times p 79 ISSN 0362 4331 ProQuest 122682292 Archived from the original on August 14 2021 Retrieved August 14 2021 a b c d Diamonstein Spielvogel Barbaralee 2011 The Landmarks of New York 5th ed Albany New York State University of New York Press p 618 ISBN 978 1 4384 3769 9 a b c d e f g New Skyscraper in Central Zone New East Side Skyscraper PDF The New York Times December 21 1930 p 141 ISSN 0362 4331 Retrieved August 13 2021 a b c d e f g Gen Porter s Home Site Now Holds Offices 42 Story Steel Skeleton for Shadowless Building Has Been Completed Covers Murray Hill Corner Black Marble and Cotta and Flush Windows Features New York Herald Tribune December 21 1930 p E3 ProQuest 1113773568 a b c d e f g Landmarks Preservation Commission 2009 p 8 a b c d e Robins 2017 p 86 a b c d e f g Landmarks Preservation Commission 2009 p 11 Real Estate Notes PDF The New York Times December 30 1930 p 40 ISSN 0362 4331 Retrieved August 13 2021 a b c Outdoor Offices Will Be a Feature Of New Structure 30 Terraces at Madison Avenue and 40th Street Will BeTurned Over to Tenants New York Herald Tribune January 4 1931 p E1 ProQuest 1114161828 a b c d e f g Landmarks Preservation Commission 2009 p 12 a b c d Stern Robert A M Gilmartin Patrick Mellins Thomas 1987 New York 1930 Architecture and Urbanism Between the Two World Wars New York Rizzoli p 599 ISBN 978 0 8478 3096 1 OCLC 13860977 a b c d e Europe Has Supplied Base For Skyscraper Black Marble in Lower Floors of 40th St Building Came From Belgium and France Keystone State for Supply From There Comes Most of Our Steel Cement Brick New York Herald Tribune February 8 1931 p E2 ProQuest 1114167822 a b Landmarks Preservation Commission 2009 pp 8 9 a b c d 505 Foot High Tower Of Black and White For Madison Avenue Windows Will Be Flush With Facade Which Is Intended to Provide Minimum Light New York Herald Tribune July 20 1930 p E2 ProQuest 1113198522 a b c d e f g Landmarks Preservation Commission 2009 p 9 a b c Robins 2017 pp 85 86 Landmarks Preservation Commission 2009 pp 9 10 a b c d Landmarks Preservation Commission 2009 p 10 a b Landmarks Preservation Commission 2009 pp 10 11 Robins 2017 pp 86 87 a b New York Trust Soon Will Be Back on Porter Corner Left It Few Months Ago to Allow Building of 42 Office Floors New York Herald Tribune March 8 1931 p E2 ProQuest 1114077266 a b c d New Banking Quarters New York Trust to Open Offices in 22 East Fortieth Street PDF The New York Times June 7 1931 p RE7 ISSN 0362 4331 Retrieved August 12 2021 Bank Gets New Home Madison Avenue Offices for New York Trust Company PDF The New York Times March 8 1931 p 153 ISSN 0362 4331 Retrieved August 12 2021 Highly Visible Corner Retail Space on Madison Avenue and 40th Street PDF RFR Realty November 2014 Archived PDF from the original on August 14 2021 Retrieved August 14 2021 Elevators Will Travel 1 000 Feet a Minute New York Herald Tribune February 15 1931 p E2 ProQuest 1114169945 a b c d Weiss Lois September 27 1995 New life for 275 Madison Real Estate Weekly Archived from the original on August 14 2021 Retrieved January 1 2021 Landmarks Preservation Commission 2009 pp 4 5 Fenberg Steven 2011 Unprecedented Power Jesse Jones Capitalism and the Common Good College Station Texas A amp M University Press pp 125 127 ISBN 978 1 60344 434 7 Archived from the original on August 13 2021 Retrieved August 14 2021 via Project MUSE Timmons 1956 pp 83 84 a b Landmarks Preservation Commission 2009 p 5 New Incorporations New York Charters The New York Times December 31 1923 p 21 ISSN 0362 4331 ProQuest 103127739 Landmarks Preservation Commission 2009 p 14 Timmons 1956 p 119 Trust Company Buys Madison Avenue Corner Owner of Adjoining Site Acquires Property at Intersection of 40th Street New York Herald Tribune July 18 1929 p 19 ProQuest 1111639571 Deals on East Side Involve 2 000 000 Two Important Transactions in the Grand Central Zone Are Announced PDF The New York Times July 18 1929 p 43 ISSN 0362 4331 Retrieved August 12 2021 Landmarks Preservation Commission 2009 pp 6 7 a b Assembling Office Site Jesse Jones Reported Negotiating for Madison Av Corner Property PDF The New York Times April 19 1930 p 34 ISSN 0362 4331 Retrieved August 13 2021 New Incorporations PDF The New York Times May 13 1930 p 42 ISSN 0362 4331 Retrieved August 13 2021 Timmons 1956 p 115 Authorize Changes Among State Banks Albany Officials Act on Numerous Petitions With Several Others Pending PDF The New York Times May 25 1930 p 46 ISSN 0362 4331 Retrieved August 13 2021 Bank in Madison Av Lease New York Trust Rents Space in Proposed Building PDF The New York Times June 21 1930 p 32 ISSN 0362 4331 Retrieved August 13 2021 Plans Filed for Madison Ave And 40th St Skyscraper New York Herald Tribune June 27 1930 p 38 ProQuest 1113769655 Manhattan Plans Filed The New York Times June 27 1930 p 42 ISSN 0362 4331 ProQuest 98909317 Real Estate Transactions and Projects in City and Suburban Fields Fifth Avenue Corner Gets 500 000 Loan Properly at 97th Street Is Financed 600 000 for Large L I City Plot New York Herald Tribune June 25 1930 p 41 ProQuest 1113732804 Recorded Mortgages The New York Times June 25 1930 p 49 ISSN 0362 4331 ProQuest 98910697 3 200 000 Loan is Placed A B Jones Gets Financing for Madison Avenue Skyscraper PDF The New York Times June 19 1930 p 51 ISSN 0362 4331 Retrieved August 13 2021 In and Out of the Banks Wall Street Journal May 20 1931 p 15 ISSN 0099 9660 ProQuest 130947575 Business Leases The New York Times February 6 1932 p 32 ISSN 0362 4331 ProQuest 99594923 Bankers in New Home American Association Moves to 22 East Fortieth Street PDF The New York Times April 19 1931 p 50 ISSN 0362 4331 Retrieved August 12 2021 Business Leases The New York Times April 14 1932 p 39 ISSN 0362 4331 ProQuest 99621981 Under New Management Hotel Dixie Taken Over by Roy S Hubbell Organization PDF The New York Times April 17 1932 p N6 ISSN 0362 4331 Retrieved August 13 2021 Lease Uptown Quarters Wall Street Journal April 2 1932 p 13 ISSN 0099 9660 ProQuest 131053755 Real Estate News Paper and Pulp Firm Rents Unit In East 40th St Gollesman Interests Take 2 Tower Floors Federal Emergency Bureau Leases New York Herald Tribune December 9 1933 p 29 ProQuest 1222195306 Books and Authors The New York Times July 30 1933 p 62 ISSN 0362 4331 ProQuest 100898125 Real Estate Transactions in City and Suburbs Yacht Brokers Rent Offices In West Street Wm Gardner amp Co to Make First Move in 40 Years Liberty St Space Taken New York Herald Tribune April 19 1932 p 34 ProQuest 1114505562 Real Estate Transactions in City and Suburban Fields Attorneys Rent Offices in New Midtown Tower Corporation Advisers Will Occupy Half of Floor in Fortieth Street Structure New York Herald Tribune February 25 1931 p 42 ProQuest 1114055402 Real Estate News and Projects Sales Managers Rent Offices On 40th Street Business Engineers Leave Lower Broadway for the Grand Central District New York Herald Tribune September 18 1931 p c36 ProQuest 1114216864 More Vacant Land in Central Zone Old Dwellings Just Torn Down on Park Avenue and Fortieth Street Corner PDF The New York Times November 22 1931 p 33 ISSN 0362 4331 Retrieved August 14 2021 East 40th Street Buildings Are In Difficulty Foreclosure Asked on Madison Ave Corner and Receiver Named for 10 East New York Herald Tribune July 23 1932 p 23 ProQuest 1257511157 Midtown Corners in Reported Sale They Are Two Properties Owned by W J Salmon Builder of Forty second St Skyscraper PDF The New York Times July 23 1932 p 23 ISSN 0362 4331 Retrieved August 14 2021 a b c Buys Skyscraper at 22 E 40th St Investment Group Purchases 43 story Building on Madison Ave Corner PDF The New York Times March 25 1943 p 35 ISSN 0362 4331 Retrieved August 14 2021 Johns Manville to Move Across Madison Avenue New York Herald Tribune January 17 1933 p 30 ProQuest 1221346648 New Quarters Taken by Firms in Midtown Knitwear House Moving After 33 Years in Broadway Change by Johns Manville Corp PDF The New York Times January 18 1933 p 36 ISSN 0362 4331 Retrieved August 13 2021 Court Upholds Guarantor in Mortgage Suit Justice Frankenthaler Rules Exclusive Agency Does Not Expire on Default New York Herald Tribune December 13 1933 p 31 ProQuest 1221955730 Clarifies Status of Mortgagees Justice Frankenthaler Rules 2 Interest Not Enough to Bring Foreclosure PDF The New York Times December 13 1933 p 37 ISSN 0362 4331 Retrieved August 14 2021 Large Loan Extended 3 200 000 Mortgage Renewed in Rehabilitation Plan PDF The New York Times May 1 1934 p 40 ISSN 0362 4331 Retrieved August 14 2021 a b c Predicted Sale Of Madison Av Building Closed House Products Corp Group Gets 43 Story Structure on Fortieth Street Corne New York Herald Tribune March 25 1943 p 34 ProQuest 1267920812 Cooper Lee E April 3 1943 Trading Revives in Midtown Zone on the East Side Large Office Buildings and Hotels Figure in Several Investment The New York Times p RE1 ISSN 0362 4331 ProQuest 106692280 a b Tishmans Acquire Midtown Offices Skyscraper Sold PDF The New York Times November 23 1951 p 45 ISSN 0362 4331 Retrieved August 13 2021 Reported Deal Involves 40 Story Midtown Tower New York Herald Tribune November 18 1951 p 1C ProQuest 1313586866 Tishmans Take Title To Madison Ave Corner PDF The New York Times January 3 1952 p 43 ISSN 0362 4331 Retrieved August 14 2021 Tishman Building in Sale leaseback Title to Skyscraper at 40th Street and Madison Avenue Taken by Insurance Firm The New York Times November 18 1953 p 55 ISSN 0362 4331 ProQuest 112750899 East Side Offices Get New Air Units Cooling System in Building on 40th Street Replaces 20 year old Equipment The New York Times October 24 1954 p R1 ISSN 0362 4331 ProQuest 113039515 Leasehold Sold for Skyscraper Acquisition at Madison Ave and 42d St Is Latest for Wien Interests PDF The New York Times October 4 1955 p 56 ISSN 0362 4331 Retrieved August 14 2021 a b Leasehold Bought at 275 Madison Ave The New York Times March 20 1962 ISSN 0362 4331 Archived from the original on August 14 2021 Retrieved August 14 2021 25 story Building to Rise on 3d Ave American Home Products Leases Entire Building for Its Headquarters PDF The New York Times September 18 1959 p 50 ISSN 0362 4331 Retrieved August 14 2021 a b Older Offices Serve Smaller Tenants New York Herald Tribune September 30 1962 p D11 ProQuest 1325837593 a b Fowler Glenn July 14 1968 For an Old Skyscraper Life Can Begin at 40 Tower Life Begins at 40 The New York Times p R1 ISSN 0362 4331 ProQuest 118307457 3 Concerns Lease East Side Space Building at Madison Avenue and Fortieth Street PDF The New York Times September 4 1962 p 50 ISSN 0362 4331 Retrieved August 14 2021 Accounting Firm Rents In Madison Ave Tower New York Herald Tribune March 31 1962 p 14 ProQuest 1326101266 Floor Is Leased at 663 Fifth Ave Space Deal Also Is Made at 275 Madison Avenue PDF The New York Times May 30 1962 p 30 ISSN 0362 4331 Retrieved August 14 2021 Johns Manville to Move Office From Here to a Denver Suburb The New York Times May 20 1971 ISSN 0362 4331 Archived from the original on August 14 2021 Retrieved August 14 2021 a b Horsley Carter B July 13 1980 Realty News Midtown Move The New York Times p A8 ISSN 0362 4331 ProQuest 423951968 Oser Alan S February 25 1981 About Real Estate Office Market Improves in the Grand Central South Area The New York Times ISSN 0362 4331 Archived from the original on August 7 2021 Retrieved August 14 2021 a b Kennedy Shawn G April 7 1985 Postings Enter on Madison The New York Times ISSN 0362 4331 Archived from the original on August 14 2021 Retrieved August 14 2021 Moore Anne April 21 1997 Class B buildings get high marks from tenants investors Crain s New York Business 13 16 41 ProQuest 219142671 Ravo Nick April 3 1998 Metro Business Madison Ave Lease Is Sold The New York Times ISSN 0362 4331 Archived from the original on August 14 2021 Retrieved August 14 2021 Brown Eliot January 13 2009 New Landmarks 275 Madison Harlem Libraries Observer Archived from the original on August 13 2021 Retrieved August 13 2021 Chan Sewell January 13 2009 Art Deco Tower Is Among 5 New Landmarks City Room Archived from the original on August 14 2021 Retrieved August 14 2021 Maurer Mark April 21 2016 Aby Rosen s RFR puts 275 Madison Ave on the market The Real Deal New York Archived from the original on August 14 2021 Retrieved August 14 2021 Maurer Mark June 6 2016 RPW to buy Aby Rosen s 275 Madison for 270M plus The Real Deal New York Archived from the original on August 14 2021 Retrieved August 14 2021 RPW to Pay More Than 270Mln for Manhattan s 275 Madison crenews com June 6 2016 Archived from the original on September 3 2021 Retrieved August 14 2021 Maurer Mark August 22 2016 Blackstone SL Green lend 240M on RPW s 275 Madison buy The Real Deal New York Archived from the original on August 13 2021 Retrieved August 14 2021 Burke Mack Young Celia Coen Andrew July 11 2018 Ullico Closes 210M Refi for 275 Madison Avenue Commercial Observer Archived from the original on August 14 2021 Retrieved August 14 2021 RPW Group secures 210M refi for 275 Madison Avenue The Real Deal New York July 11 2018 Archived from the original on August 14 2021 Retrieved August 14 2021 Sachmechi Natalie March 11 2021 Lord amp Taylor making a comeback with new Midtown HQ Crain s New York Business Archived from the original on August 14 2021 Retrieved August 14 2021 Sources edit nbsp Wikimedia Commons has media related to 275 Madison Avenue Caratzas Michael January 13 2009 275 Madison Avenue PDF Report New York City Landmarks Preservation Commission Robins Anthony W 2017 New York Art Deco A Guide to Gotham s Jazz Age Architecture Excelsior Editions State University of New York Press ISBN 978 1 4384 6396 4 OCLC 953576510 Timmons Bascom N 1956 Jesse H Jones the man and the statesman Holt OCLC 345537 Retrieved from https en wikipedia org w index php title 275 Madison Avenue amp oldid 1193772866, wikipedia, wiki, book, books, library,

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