by Angela Starita

Large-scale housing projects have been the subject of the public’s wrath and ardor for at least the last 70 years. Considering the extraordinary housing crises in cities across the country, it’s not surprising that Herman Jessor, the engineer-turned-architect behind the best-known cooperative developments in NY, is the subject of two studies and exhibitions, both coming out of The Cooper Union, Jessor’s alma mater. I work as a writer at Cooper, so perhaps my Jessor-looms-large-in-the-zeitgeist notion is skewed in his favor, but I can’t help but think that his work, which so promoted community bonds, is ripe for a reassessment exactly because we seem suddenly aware of the dangers of solitude. It’s also a moment when most everyone wants to beat a fast exit from civilization. Magazine and newspaper articles describe women starting their own small-house community, LGBTQ collectives built around farms, and MAHA families embracing back-to-the-land philosophies reminiscent of the Whole Earth Catalog.
What makes Jessor all the more intriguing, though, is that his solutions were decidedly urban, on a very large scale, and highly successful by any number of metrics—he is estimated to have built more than 40,000 residences most of which are still occupied and have low turnover. The March 2025 exhibition at Cooper included a map of the five boroughs with all of the Jessor-designed projects, including Penn South in Chelsea, Seward Park Houses on the Lower East Side, Co-op City in the Bronx, and Rochdale Village in Queens, the largest Black-majority housing co-op in the world. Most were built for unions like the International Ladies Garment Workers Union and the United Housing Foundation which was run by Abraham Kazan, an organizer and frequent Jessor partner.
The buildings, variations on the towers in the park scheme popularized by the modernist architect Le Corbusier, prioritized ventilation, eat-in kitchens, and numerous shared spaces. Co-op City, for instance, includes gardens, playing fields, a cooperative grocery store, and schools. Jessor and Kazan developed streamlined construction systems that made for more affordable buildings. Most of them remain affordable thanks to programs like the Mitchell-Lama program in New York State that subsidizes housing for middle-class residents.
What Jessor’s work doesn’t provide is anything akin to low-rise neighborhoods like Greenwich Village and the aesthetics associated with them. Read more »







The recent show
Sughra Raza. Landings, Dec 23, 2025.
At the end of each of the past twelve years I have written a long rhyming ballad, reviewing the period coming to a close, giving thanks for some events and lamenting others. I began in December 2013, while I was recovering from a lengthy illness; and I recited what would be the first of a series at a family New Year’s Eve party, among some of those whose support had been indispensable to the recrudescence of my health, and to whom I therefore wished to express my gratitude.

Let’s grant, for the sake of argument, the relatively short-range ambition that organizes much of rhetoric about artificial intelligence. That ambition is called artificial general intelligence (AGI), understood as the point at which machines can perform most economically productive cognitive tasks better than most humans. The exact timeline when we will reach AGI is contested, and some serious researchers think AGI is improperly defined. But these debates are not all that relevant because we don’t need full-blown AGI for the social consequences to arrive. You need only technology that is good enough, cheap enough, and widely deployable across the activities we currently pay people to do.
