Brookfield’s Manhattan West. COURTESY SOM
Since the Metropolitan Transportation Authority announced five bidders to buy air rights over its Hudson Yards that span the lower West 30s from 10th Avenue to the river, the Brookfield Properties bid has stood apart from the others. It rejected the MTA’s guideline to create a platform over the yard, arguing that it could keep the rail lines in service by locating buildings on the avenues and their entrances at street level. It also employed 11 architecture firms, including SHoP Architects and Skidmore, Owings & Merrill, in a proposal that won the affection of members of the local community board and passersby at the MTA’s December exhibition. All of this has made the developer’s decision to abandon the bid raise eyebrows in the architectural community.
One reason that Brookfield may have dropped its scheme is that it violated the city’s 2005 zoning for the eastern portion of the site, meaning that a fresh rezoning would likely add at least 15 months to the schedule.
“Everyone who has worked on this will tell you they would like to relook at that zoning,” said a source associated with another bidder, who asked for anonymity. “I thought Brookfield’s proposal was entirely feasible from an urban design point of view, and there were good, intelligent principles in it.”
Those principles may yet drive some of the site’s planning. It will take at least a decade to build out the project, and no developer will want to sink a lot of capital into it without knowing the prospects for Moynihan Station just to the east. So most observers (and some participants) expect players to lean on or borrow from each other in executing the project. That means Brookfield could get back in, as an investor in a single building or by virtue of its control over the site’s eastern gateway.
Brookfield recently secured $105 million in predevelopment financing for Manhattan West, a 5.4 million-square-foot mixed-use project featuring twin SOM skyscrapers. That project, on a deck from 9th Avenue to Dyer Avenue, will abut Hudson Yards, so Brookfield will still affect how construction crews, buses, and pedestrians eventually cross from Moynihan Station (or Penn Station, if it doesn’t change) into the Hudson Yards site.
The local community board and other well-organized civic groups in Chelsea and Hell’s Kitchen have advocated a plan integrating Moynihan and the Brookfield site into plans for Hudson Yards. Their advocacy has already led the MTA to release design proposals to the public: After the authority selects a bidder, support for the Brookfield idea may bring that model back into the picture.
The Hudson Yards version of the SOM towers.COURTESY ARCHIMATION
“We’re all wondering whether there’s going to be room for change in urban design,” said someone who has participated in the bid process since last year. “The community itself is looking for it. The problem is, I don’t think anyone is going to take the time to build consensus.”
Governor Eliot Spitzer, at a February 28 speech, promised resolution of Moynihan Station’s unsure financing: MTA spokesman Jeremy Soffin said the agency will consider bids this month. As economic assumptions change, Brookfield’s choice to sit out the term-setting on Hudson Yards may prove wise later on if zoning problems make the project seem less financially; it doesn’t mean the company won’t get involved at a later point.