Search results for "Mandatory Inclusionary Housing"
Dominick DeAngelis, RA, AIA, Vice President of Architecture and Engineering, NYC School Construction Authority Mr. DeAngelis is responsible for the design of $18 billion of construction over the next five years that will create 57,000 seats in 87 new schools or additions, and upgrade 1,840 additional NYC public schools. Wendy Feuer, Assistant Commissioner for Urban Design + Art + Wayfinding, NYC Department of Transportation Ms. Feuer’s DOT office makes streets attractive and welcoming for all users, and publishes a street design manual for City agencies, consultants and community groups. She has been a public art peer for the federal General Services Administration’s Design Excellence program for over 15 years. Erik Fokkema, Architect, Partner, EGM Architecten Mr. Fokkema has expansive experience in the Netherlands in institutional facilities, as well as private residential and public buildings. He is an expert in building operations, making the complex simple, and designing humane and user-friendly buildings. Mark Gardner, AIA, NOMA, Principal, Jaklitsch/Gardner Architects New York-based architect Mark Gardner’s experience scales from buildings to interiors to product design, and he works to understand the role of design as a social practice. He is an expert and strong advocate for diversity and inclusion in architecture and design. Rosalie Genevro, Executive Director, The Architectural League of New York An architectural historian and urbanist, Ms. Genevro has led initiatives at The Architectural League addressing housing, schools, libraries and topics such as climate change. She is a frequent contributor on the City’s building environment. Samantha Josaphat, RA, Founding Principal, Studio 397 Architecture Ms. Josaphat’s portfolio includes architecture and interior design of higher education projects, as well as large- and small-scale residential projects, to which she brings impressive knowledge of the City’s building regulations. She is President of the New York Chapter of the National Organization of Minority Architects. Purnima Kapur, Urbanism Advisors, former Executive Director, NYC Department of City Planning Ms. Kapur was a key architect of the City’s groundbreaking Mandatory Inclusionary Housing regulation, which has led to five Integrated Neighborhood plans, and has been integral to the redevelopment of Brooklyn over the past two decades via projects including the Greenpoint-Williamsburg Waterfront, Downtown Brooklyn and Coney Island. Bruce Kuwabara, OC, OAA, FRAIC, AIA, RIBA, Partner, KPMB Architects One of Canada’s leading architects, Mr. Kuwabara’s diverse portfolio encompasses cultural, civic, educational, healthcare and performing arts projects in North America and Europe. Luis Medina-Carreto, Project Manager, Press Builders Mr. Medina is an expert in New York City construction management and methods, with a reputation of bringing projects to completion on schedule and on budget in the City’s complicated building environment. Gudrun Molden, Architect, Founding Partner, HLM Architects Gudrun Molden comes to the City from Norway with extensive experience in detention facility architecture in an urban context, including Oslo city center and Åna prison in Norway. Nancy Prince, RLA, ASLA, Chief of Landscape Architecture, NYC Department of Parks & Recreation Ms. Prince establishes the design aesthetic and vision for the Parks Department’s large and varied portfolio of projects. Prior to entering public service, Ms. Prince spent years designing New York City’s parks and playgrounds. Stanley Richards, Executive Vice President, The Fortune Society With decades of experience in the criminal justice field, Stanley leads Fortune’s management, direct service programs, fundraising and advocacy work to promote alternatives to incarceration and support successful reentry from prison. Annabelle Selldorf, AIA, Principal, Selldorf Architects Ms. Selldorf founded her practice in New York City over 30 years ago. Her firm’s broad expertise has been applied in cultural, educational, industrial and residential projects throughout the United States. Lisa Switkin, FAAR, ASLA, Senior Principal, James Corner Field Operations Ms. Switkin has helped to reshape New York City’s public spaces for 20 years, including the design and delivery of the High Line, Brooklyn’s Domino Park and the public spaces at South Street Seaport’s Pier 17. Andrew Winters, AIA, Head of Development Services, Sidewalk Labs While serving as Director of the Office of Capital Project Development under Mayor Michael Bloomberg, Mr. Winters oversaw the development of public assets such as the High Line, East River Waterfront and Brooklyn Bridge Park. More recently he has overseen the planning, design and construction of the Cornell Tech campus on Roosevelt Island.“Superior design is an essential element for creating the City’s more humane and more equitable justice system,” said DDC commissioner Lorraine Grillo in the panel’s announcement press release. “These buildings will be important civic structures, reflecting the ambition of the City’s justice reforms, ensuring the dignity and well-being of those who are incarcerated, work and visit them, and integrating into the city centers where they are located,” the Mayor’s Office of Criminal Justice director Elizabeth Glazer added. Workshops and community feedback have informed the process, including an emphasis on using community space, and the public meetings will give citizens the opportunity to give input on the ground floor sections. However, some feel that the city has not done enough to listen and reach out. A series of lawsuits are pending against three of the four facilities. Activist and neighborhood groups in Manhattan claim that the city did not reach out to the community, namely senior citizens living at the nearby Chung Pak center, and that the city knew about Native American human remains in the area that could be affected. The suit was filed by Neighbors United Below Canal and the American Indian Community House. A lawsuit in the Bronx claims the de Blasio administration failed to consider alternative sites, ignored environmental impact reports, and went around the required public review processes. In Queens, Queens Residents United and the Community Preservation Coalition make similar claims about top-down planning and lack of engagement with residents of the neighborhood. The DDC is proceeding with the projects, a spokesperson for the department told AN, while Nick Paolucci at the NYC Department of Law told AN that, “This litigation is ongoing. We stand by the city and its approvals for this important initiative.” “Our borough-based jails plan is the culmination of years of collaboration between the city, local elected officials, and the communities they represent,” City spokesman Avery Cohen told Court House News. “We will vigorously defend our work in court as we move forward with our commitment to close Rikers Island and create a justice system is that is smaller, safer, and fairer.” The fight is far from over. The RFP guidelines will be reviewed by the City Planning Commission, NYC Department of City Planning Design, an Advisory Group appointed by the City Council and affected Borough Presidents, and the Public Design Commission, who will also review the final proposals as the massive project moves through ULURP.
Fix it, pass it, build it
Controversial California housing bill is amended for both pro-housing and tenant advocates
Lift Me Up Before You Grow Grow
New York State Assembly to vote on lifting city's density caps
Exposing the Garment District
How to save Manhattan's Garment District
The garment industry—and its district in west Midtown, New York—continues to be underappreciated within a city that has transitioned to one that consumes material goods rather than producing them. As recently as 2009, alternative zoning was proposed in an attempt to consolidate all the manufacturers into one building in the Garment District (see our 2009 article “Shrink to Fit”). This spring, the Economic Development Corporation (EDC), which supports manufacturers, proposed to eliminate the special zoning laws that promote the preservation of industrial space in the district. This current zoning overlay requires a one-to-one replacement of manufacturing space when (in general) a landlord converts space to commercial use, but it has been loosely enforced. While the proposal maintains the existing industrial zoning, it is not favored by the manufacturing community, Manhattan Borough President Gale Brewer, community boards, or groups such as the Garment District Alliance, Design Trust for Public Space, and the Municipal Art Society, among others. Together, these parties, who have requested additional time to review the proposal, have formed a steering committee in advance of the formal land-use review process (ULURP), slated to commence in August 2017.
The new proposal would also place limits on construction of new hotels in the area, which are considered “industrial use,” but has pressured industrial owners to sell. The city promises $15 million in technical assistance and costs for relocation into city-owned spaces in the Brooklyn Army Terminal ($100 million capital investment) or a future city-operated garment center building in Sunset Park ($136 million capital investment) to be completed in 2020. However, the synergy of the interdependent ecosystem of designers, contract manufacturers, suppliers, and distributors still has an irreplaceable value, even as it erodes.
Two alternate propositions:
Instead of removing the preservation requirements of the District’s zoning, I am proposing two scenarios to sustain the Garment District’s dense cluster of what I call “Vertical Urban Factories.” One approach could be to embrace the District’s organic mix of garment industries and residential, office, and retail space in a unique hybrid building type. Industrial preservation requirements could instead be tightened through “mandatory inclusionary manufacturing,” similar to the mayor’s plan for requirements for housing in newly rezoned areas.
Most mixed-use industrial districts (or “MX” districts) are proven to tip toward residential and commercial development because of the higher rents they command, and building owners profit from the industrial conversion to more lucrative uses. The Garment District is no different; it is an industrial zone, with other nonindustrial uses allowed. But since fashion is a lighter industry, like other niche design-driven industries, it is actually clean and quiet and can be easily integrated with office and residential uses in the same buildings. What if the higher-value residential tenants could consciously support the lower-rent garment tenants (or other light manufacturing spaces) through cross-subsidies? The result would be a diverse mix of making, selling, playing, and living; creating a 24/7 work-live community. The ground floor could remain retail space relating to the supplies that comprise the products—buttons, zippers, sequins, fabrics—while the lower and middle floors, where the showrooms are often located, would be required to be maintained as factories. The upper floors could contain the higher-value showrooms, and commercial and residential units. In reverse, new hotels could be required to house garment manufacturing, and guests could have a unique experience of watching manufacturing from their hotel rooms!
Another approach is to make the garment workers visible, injecting energy into the area with new physical transparency, exposing the industrial mysteries of workers making patterns, cutting, sewing, and pleating fabrics, in what I call the “consumption of production.” The emergence of industry-as-spectacle combines retail with making, so that the consumer also can see into the process from beginning to end, in our experience economy. This would be part of a longtime tradition of urban merchants and their workshops, or even the phenomenon of open kitchens in restaurants, and follows new interests in authenticity. In this new context, it combines another hybrid of retail-factory spaces for urban chocolatiers, coffee roasters, and bakers bringing street life to cities. In doing so, we can redefine and bolster the dynamism and diversity of our innovative and productive city.
Housing Crisis Continues
SFHAC says, "Every neighborhood, every city should provide its fair share of housing."
Yesterday the New York City Council approved a massive Manhattan air right transfer that allows the controversial St. John's Terminal–Pier 40 development to move forward.The development of St. John's Terminal, which occupies a three-block area along the West Side Highway across from Hudson River Park, is made possible by the transfer of air rights from the park's stewards to the developers, Westbrook Partners and the Atlas Capital Group. The firms will pay the Hudson River Park Trust $100 million for 200,000 square feet of air rights; in return, they can build five buildings to replace the aging terminal. The exchange allows the Trust, which is self-funding, to repair the pier, which hosts a parking garage, much-needed playing fields, and offices. City Councilmember Corey Johnson, whose district includes the project area, has been negotiating the quid-pro-quo for three years. Despite weaker allowances for affordable housing, many elected officials, preservationists, and residents say they already see its benefits. Part of the deal included a bid to designate the Sullivan-Thompson Historic District (also called the South Village Historic District), a 40-block zone in Soho bounded by five other lower Manhattan historic districts. The Landmarks Preservation Commission (LPC) approved the district two days before the City Council's vote. At that public hearing prior to the LPC's vote, preservationists and South Village citizens testified to the “spirit of the neighborhood”: “safe and clean,” “neighbors know each other,” and its “wonderful lifestyle and cityscape.” Besides protecting the social and cultural history of the neighborhood, the designation of the 160-building area will prevent outsize construction within its mostly low-rise boundaries. Preservation advocacy group the Greenwich Village Society for Historic Preservation (GVSHP) spearheaded the decade-plus campaign to landmark a downtown area that includes over 1,250 structures. The two-million-square-foot St. John's project includes 500 units (30 percent of the total) of housing that will be offered to qualifying households at a range of below-market rates, but the rates are not as low they should be under current law. Typically, projects like St. John's Terminal that benefit from upzonings must comply with the city's Mandatory Inclusionary Housing program, which says at least 30 percent of a development's units must go to households making 80 percent of the area median income. This time, though, Johnson, Borough President Gale Brewer, and the community board okayed the upzoning because of the millions going to park upgrades. On Thursday, two council members voted no on the plan, with one abstention, to protest its lowered affordability requirements. Despite the size and ambition of the approved development, the community bargained for provisions that try to keep its character. The deal includes a restriction on future air rights transfers from Hudson River Park within Community Board 2, as well as a ban on big box (most stores over 10,000 square feet) and destination retail to prevent an odious amount of traffic.