Posts tagged with "Manhattan":

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South Street Seaport’s historic New Market building slated for demolition

Manhattan’s New Market building at the South Street Seaport will be demolished, despite the efforts of preservationists to save the historic building. While a 42-story tower designed by SHoP Architects was originally slated to rise on the site, and eventually killed in December 2015, the removal of the New Market building has again raised questions over what will ultimately replace it. Built in 1939 as the last part of the surrounding Fulton Fish Market, the New Market building was designed by architects Albert W. Lewis and John D. Churchill under a commission by the Works Progress Administration (WPA). However, the market has been vacant for years and deteriorated to a point where the city has decided to remove it. When exploratory work for the Howard Hughes Corporation tower took place in 2015, a spokesperson for the city’s Economic Development Corporation (EDC) stated that the entire building was in danger of collapsing due to the decaying piles underneath the market. Although preservation groups such as Save Our Seaport were successful in preventing Howard Hughes’ tower from replacing the New Market, their suggestions appear to have fallen on deaf ears this time. The market isn’t an individual landmark and sits outside of the South Street Seaport historic district, and the city has already removed some of the building’s substructure, citing safety concerns. The timeline put out by the city will see the building fully razed by the fall of this year. Community Board 1 and the EDC have been working together to coordinate the demolition, and some Save Our Seaport members see an ulterior motive behind the market’s removal. The South Street Seaport has been a hotbed of development in recent years, and advocates claim that they were told the New Market was in part being removed to put in a construction crane for the upcoming Tin Building. The Tin Building, as with the Seaport’s cancelled condo tower and forthcoming 300,000-square foot Pier 17 market hall, was also designed by SHoP and developed by Howard Hughes. It remains to be seen how the New Market’s lot will be used after work on the Tin Building is complete, or whether the two companies will have any involvement in the long-term plans for the site.
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MTA reveals comprehensive L train shutdown plan

Today the city and the MTA released a long-awaited plan to get riders to Manhattan during the L train shutdown. Among the many proposed transit tweaks, Manhattan's 14th Street will be transformed into a bus-only thoroughfare to keep rush hour running smoothy. In both boroughs, new bus routes and bike lanes will help ferry 225,000 daily would-be L train commuters to their destinations. The MTA is also beefing up service on L-adjacent lines, in part by opening up disused subway entrances in Brooklyn and running longer trains on the G line. There will also be new high-occupancy vehicle rules for those driving over the Williamsburg Bride, AMNY reported. The L train's Canarsie tunnel was badly damaged by flooding during Hurricane Sandy and has to be closed for 15 months so the MTA can perform extensive repairs. The closure, which will suspend Manhattan-to-Brooklyn service, is expected to commence in April 2019 and last through June 2020. During the shutdown, the L will run mostly normally though Brooklyn until it reaches Bedford Avenue, the final station before the tunnel. The MTA will increase service on the J, M and Z lines, and bus service along new routes will pick up riders at subway stations to carry them over the Williamsburg Bridge and through lower Manhattan. To carry an estimated 3,800 bus riders per peak hour, the lanes will be restricted to trucks and vehicles with three-plus passengers. The plan should alleviate residents' and business owners' fears over the effects of the shutdown. In Manhattan, a multilane crosstown busway on 14th Street between Third and Ninth avenues will supersede all regular traffic except local deliveries, while 13th Street will get a dedicated two-way cycling lane.
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Four architects were killed in Manhattan truck attack

So far, eight people were killed and 11 injured in the Manhattan truck attack Tuesday. Four of the victims were architects from Argentina. Hernán Ferruchi, 47; Hernán Mendoza, 47; Diego Angelini, 47; and Alejandro Damián Pagnucco, 49, were friends from the General San Martín Polytechnic Institute in Rosario who were visiting New York to celebrate the 30th anniversary of their graduation from the school. The men were in a group of eight friends who had attended the school for either architecture or business. A photo taken of the group at the Rosario airport shows them wearing t-shirts with the word “libre” (Spanish for free) written on them. They were cycling on the bike path alongside the West Side Highway when a truck ran them down. Five of the eight were killed including the four architects. Rosario is home to the National University of Rosario, a strong architecture school, and the city has produced several important architects. The school issued a statement on Instagram:
In the face of recent events, where a group of alumni of the Poli celebrating their 30th anniversary of graduates in New York was immersed in an episode that still has not finished knowing the details, resulting in several deaths and other injuries, we want to express our deep pain for what happened and embrace all your loved ones in this difficult moment for which no one, never, should pass. – Polytechnic Student Center
Other victims in the attack were a Belgian woman, Anne Laure Decadt, 31, and two Americans, Darren Drake, 32, of New Jersey and Nicholas Cleves, 23, of New York. [UPDATE] One of the survivors of the attack was a professor at Brooklyn’s Pratt Institute, and the school has released a statement.
On Tuesday, October 31st Undergraduate Architecture Professor Guillermo Banchini and his friends were attacked by a terrorist along the bicycle path on Manhattan’s west side waterfront. Professor Banchini was unharmed, but I am deeply saddened to inform you that five of Professor Banchini’s closest friends were killed in the attack. I have spoken to Professor Banchini, and he has been shaken by this horrible event but remains committed to Pratt and New York City. I know I speak for all of our students and professors - and particularly those who know him well - in offering our deepest sympathies for his loss as well as our strongest possible support in this difficult time. Professor Banchini has been an extraordinary teacher and colleague in the school for ten years and the entire Pratt community wishes him the best in the face of this terrible tragedy.
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New renderings revealed for Álvaro Siza’s first U.S. building

Work is continuing apace on Álvaro Siza's first U.S. project at West 56th Street and 11th Avenue, on the westernmost edge of Hell’s Kitchen, Manhattan. The 35-story luxury tower is slated to rise 400 feet, and it almost goes without saying that the 80 residences within are for the ultra-wealthy. Occupants will be able to take in Hudson River views from a landscaped roof garden and a sun deck, as well as from private terraces attached to select apartments. Inside, there will be a fitness center, as well as an entertainment space, and a children’s play area. Back in January 2016, The Architect’s Newspaper (AN) got an exclusive first look at the project, only the second tower by the Pritzker Prize–winning Portuguese architect and his first building in the U.S.. Comparing this building to Siza’s 500-foot-plus apartment building in Rotterdam, the Netherlands, which features a deco-like wedding cake top, AN Senior Editor Matt Shaw called 611 West 56th Street “more subtle and refined, akin to Siza’s early structures like the Boa Nova Tea House and Piscinas de Marés in Portugal,” with a “subdued” crown that tops a proportional gridded base. Plans for the project were filed in April of last year. Interior designers Michael Gabellini and Kimberly Sheppard (founding principals of Gabellini Sheppard) are working with Siza on the building’s interior spaces, which total more than 173,000 square feet. New York’s SLCE Architects is the architect-of-record for the project.
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The Anthology Film Archives moves forward with library and cafe expansion

From the outside, the Anthology Film Archives appears to be a modestly sized brick building cornering the busy streets of E. 2nd St. and 2nd Ave. in the Lower East Side. But inside the classical masonry cube exists one of the most enticing gems in the independent film world. The Anthology, equipped with one of the largest film archives, is a crucial cultural institution that supports young filmmakers as well as independent cinema research and education. Now, more than 30 years after its last transformation, the building is finally getting the makeover it was always destined to have. New York City–based Bone Levine Architects has been collaborating with the Anthology for the past four years to devise the best strategies for expanding the building to accommodate new programming and update the existing facilities. “We want to get the Anthology in shape for the next 50 years so this institution has viability,” stated Kevin Bone. The final proposal for the renovations was recently approved by the Landmarks Preservation Commission (LPC) and construction is set to be complete by 2020. The brick building, originally constructed as a municipal courthouse in 1919, was reopened as the Anthology in 1988 after the institution moved from its former location in Soho. The initial transformation from courthouse to cinema was led by architect Raimund Abraham (1933-2010), although his plans for the full revival of the art house were put on halt, until now. Kevin Bone of Bone Levine Architects, who worked as an associate to Raimund Abraham, told The Architect’s Newspaper that in 1988 “a lot of our ambitions were cut back in beginning [because of a limited budget]. It was ‘let’s make the basic building function the best as we can.’” Thirty-five years later, the building's transformation is finally happening. Primary features of the renovation consist of a one-story addition that will house the expanded library, a new roof terrace area, and the development of the site's alleyway space as a cafe. The firm settled on cladding the additional story with coated copper panels and a bronze wire mesh screen. “We felt that the notion of an architectural metal addition was the most appropriate so that the artifact, the masonry artifact... was best left as a pure artifact and the additional elements were clearly identified as belonging to their own vocabulary.” This juxtaposition is also carried out in the development of the alleyway connecting the Anthology with its neighboring warehouse. Greatly inspired by Abraham’s original designs, the 12-foot-wide alley space is going to be encased in a glass and iron cylindrical form. “In Raimund’s case that cylinder became a stop, that was a filler within that void between the two buildings... and was not intended to be an opening to the building.... We wanted to reverse that language and make this cylinder a kind of lantern that can be illuminated, and provide a secondary entrance into the Anthology facilities and into [the] cafe.” The isolated entrance allows the cafe to be distinguished as a separate space and opens it up to the public to provide “some badly needed public space.” The approval from the LPC for the Anthology expansion was particularly uncertain due to the visibility of the renovations on a historic building. Bone praised the LPC for “recognizing that historic buildings that are occupied by cultural institutions might need to transform to remain viable and that may require a slightly more courageous strategy towards the architecture… we are really happy to be a part of that.” Although the building is only in its fifth year of being a historic landmark, the architects are committed to preserving the Anthology’s authenticity and respect the cinema’s historical structure. “The integrity of the Anthology is impeccable,” stated Bone, “[and] that was part of [the designs]. What could we do for ourselves, on our own, that is exclusively devoted to the mission of the Anthology Archives.”
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What’s being done—or not—to save Manhattan’s small businesses from Amazon and big box competition

Broadway, Manhattan’s longest street and a main commercial drag, spans the length of the island from hilly Inwood to Lower Manhattan’s breezy Bowling Green. There are shops from nose to tail, but a recent survey found that Broadway is also home to almost 200 vacant storefronts, dead zones on one of Gotham’s liveliest thoroughfares.

Glaring vacancies aren’t limited to Broadway though. From Madison and Fifth Avenue to Broadway in Soho and Bleeker Street in the West Village, high-end commercial strips in Manhattan are having trouble attracting commercial tenants. A healthy vacancy rate is 5 percent, but some fancy areas are in the midst of high-rent blight, with one in five (20 percent) storefronts vacant.

Further north, in Washington Heights, a whole block of immigrant-owned businesses were essentially evicted after new landlords proposed a 100 percent rent increase and declined to renew their leases.

Why is this happening?

The causes are predictable, but the solutions are not.

High rent, high taxes, regulations that favor owners over tenants, and plain old capitalism—the incentive for owners to seek their property’s maximum value, and the consumer’s desire to acquire goods at the lowest price—all contribute to the twin plagues of vacancy and the mall-ification (national chains displacing small, local businesses) of Manhattan. Stakeholders, though, disagree on what should be done to solve a growing crisis at street level.

This spring, the Manhattan Borough President’s Office (MBPO) recruited volunteers to count all the vacant storefronts along Broadway, citing a dearth of information on how many vacancies exist, and where. The survey follows an effort from two years ago where the office reached out to small businesses and offered potential policy solutions to businesses’ problems.

But first the report had to determine what a small business is, a question that is not as obvious as it seems.

The federal government’s Small Business Administration (SBA) measures business size by number of employees or the company’s value, depending on the sector. The Small Business Act, though, uses a measure that doesn’t exactly conjure visions of mom-and-pops: It says small businesses have fewer than 500 employees. Under the same rules, a microbusiness has fewer than five employees and requires $35,000 in capital or less to get going.

In New York State, small businesses are companies that employ fewer than one hundred people, while New York City’s Department of Small Business Services doesn’t set a number. Instead, it encourages any self-identifying businesses to seek out its resources.

Consequently, the MBPO’s March 2015 report called for a standardized measure of “small,” and the recommendations in its report are geared toward firms with 15 or fewer employees.

No matter how you define them, it’s clear that the not-so-invisible hand of the market is driving these firms out of business on Manhattan’s main streets. One problem? Stratospheric commercial rent increases. In 2014, the average asking rent in Manhattan was $65.14 per square foot. With ever-more high-income individuals flooding Manhattan, landlords are reluctant to offer 10- or 15-year commercial leases lest they get stuck with a lower-paying tenant as commercial land values in the neighborhood skyrocket.

Other problems, the report found, include businesses not having enough insurance, delaying tax payment, and under-budgeting for utilities. On the city side, some business owners in the report cited punitive agency inspectors who, instead of working with the owner to correct an issue, slapped the business with a fine.

Additional solutions don’t seem politically viable or aren’t effected at a scale that works.

A special tax for businesses in most of Manhattan eats into viability, too. In June, Mayor Bill de Blasio rejected the city council's proposal to alter commercial rent tax, an almost four percent surcharge on annual rent of $250,000 or more on businesses below 96th Street. As rents have risen, the tax threshold has stayed the same, and more businesses have become impacted. A bill (sponsored by Councilmember Dan Garodnick) that would raise the ceiling to $500,000 in annual rent didn’t make it into the final 2018 budget, though the item could be considered at a later date. If that limit were approved, the city would lose $52 million in revenue annually.

Zoning regulations encourage new development with huge storefronts that work for Chase and CVS but not for their independent counterparts. On the Upper West Side, though, neighbors are seeing mixed success from initiatives like a 2012 zoning change that limited storefronts to 25 feet, but don’t limit store size, as businesses are free to expand up or down as space permits.

But some advocates say these reforms don’t go far enough to stop business closures and the encroachment of chain stores.

“There is a crisis,” said Kirsten Theodos, cofounder of TakeBackNYC, an advocacy group for New York City small businesses. New York is losing 1,000 small businesses and 8,000 jobs per month. Theodos, who lives near the East Village, said all of this “fuels the hyper-gentrification and whitewashing of the city, a process that’s really accelerated over the past six years.”

Her group supports the Small Business Jobs Survival Act (SBJSA), a piece of local legislation that would set new rules around renewing commercial leases. Among other provisions, SBJSA would give commercial tenants, at minimum, a ten-year lease plus right to renewal and the option of arbitration to come to a new rent. The legislation is designed to slow, not stop, the rate of change in neighborhoods, and level the playing field for florists and bakeries competing for storefronts with Starbucks and Pottery Barn.

When the bill was first introduced in 2014, it had the support of 17 councilmembers—now it has the support of 26, or half the council. But in a city dominated by real estate interests, the bill is a nonstarter, Theodos explained. REBNY, the city’s largest real estate trade association, opposes the proposed rules, rallying around the idea that land values are subject to the “free market” and (incorrectly) deeming the rules “rent control.”

Even real estate boosters, though, acknowledge the downtrends in the market. According to REBNY, average asking rents in Manhattan this past spring fell in 14 of 17 of the borough’s top shopping strips compared with 2016 and record highs in 2014 and 2015. But the group maintains that a variety of factors set Manhattan apart from the suburbs, and grant the city a degree of immunity from experts’ dire predictions about the death of retail. In New York, REBNY says there are “strong market fundamentals,” including diverse food tenants, online retailers opening storefronts, and the eternal cache of a New York, NY address.

But to REBNY, doing well means collecting more rent. Fifth Avenue between 14th and 23rd streets (the Flatiron Fifth Avenue corridor) and Broadway between Battery Park and Chambers Street (the Lower Manhattan corridor) did the best, with ground floor rents rising by 18 percent to $456 per square foot in the Flatiron and 11 percent to $362 per square foot along the Lower Manhattan corridor. The report only looks at rents along main strips. Rents on side streets, according to the report, could diverge from the main drag; conversely, a gorgeous space on a prime corner may command greater asking rent and affect averages all along the strip.

It’s not only high rents and taxes that are driving businesses to close. Online shopping is slaying retailers big and small, in Manhattan and the suburbs and beyond. Right now, unchecked real estate speculation and limited protections for small-business owners mean that there is little protection against ultimately having a national bank and pharmacy on every corner.

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This robotically-woven canopy will rise atop Pier 17 in Manhattan

German architect Achim Menges has designed a canopy for the SHoP Architects–designed Pier 17 at the Seaport District in Manhattan. With a form derived from beetle wings, the canopy will reside on the building's rooftop, replacing a glass pergola that had been nixed by the Landmarks Preservation Committee (LPC). SHoP's initial renderings depicted a lawned roof that people would leisurely enjoy. However, these newer renderings suggest a more intense usage of the space is possible, with large crowds of people gathered under the canopy for casual relaxation and large concerts alike. Indeed, the space has been designed to host up to 4,000 for outdoor movie screenings, tennis matches, art installations, and more. (As we also reported in 2015, when the LPC made the decision to veto the pergola, locals were wary of big crowds flocking to the area for such events.) Menges, who is a professor at Stuttgart University, has drawn inspiration from beetles in the past. The Elytra Filament Pavilion for London's Victoria & Albert Museum derived its shape from "the fibrous structures of the forewing shells of flying beetles known as elytra," and at Pier 17, his work is based around the wing casing of the potato beetle. “It had to be lightweight because it sits on top of a building,” Menges told the New York Times. “But it also had to be strong to stand up to gale force winds.” Like in London, the canopy will be robotically woven. The complex lightweight structure will be composed of glass and carbon fibers. Embedded within will be lights that illuminate the structure, making it clearly visible from the water's edge, and particularly the Brooklyn Bridge—a landmark that Menges also used to inform his design. In 2015, neighbors also voiced concerns that the pergola would block views of the Brooklyn Bridge. According to SHoP, the 250,000-square-foot, $200 million Pier 17 is to be finished in 2018. (However, SHoP is not directly involved with the design of Menges's canopy.)
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Midtown East rezoning gets final approval from City Council

After five arduous years, New York City’s Midtown East rezoning proposal cleared City Council today, paving the way for new office towers to rise in the neighborhood.

The proposal, approved 42-0, updates the area’s zoning code to incentivize new, dense development and revitalize the flagging business area in order to compete with the Financial District and Hudson Yards. The 78 blocks in the area are currently home to more than 250,000 jobs and generate ten percent of the city’s property tax base, according toNew York Daily News article penned by Councilman Daniel Garodnick. The city anticipates 6.5 million square feet of office space being added to East Midtown.

Developers can build higher and gain more floor-area-ratio (FAR) by either buying landmarked air rights or making specific transit improvements (targeted mainly at subway stations). Several recent changes include the lowering of the air rights minimum: developers can purchase air rights at $61.49 per square foot, of which the proceeds will go toward a public realm fund. Developers are also required pay upfront for transit improvements if they choose to go that route; buildings will not be occupiable until those improvements are finished.

“The goal is to improve Midtown, not keep it as it is,” Councilman Garodnick said at the meeting.

The city has committed $50 million to start improving public spaces—before anything is built—and the first project includes a shared street on 43rd Street, near Grand Central Terminal. Over the next 20 years, the city estimates that up to 16 properties could take advantage of the rezoning.

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How to solve NYC’s most awkward developer feud

Terreform is a nonprofit center for urban research and advocacy, founded in 2005. We’ve long taken an interest in the fate of Pier 40 (our studio is a few blocks away) and the development of the Hudson River waterfront. We were involved in doing analysis and design in response to the recent air rights transfer across West Street and the funding it brought for vital repairs to the pier. We’d previously offered a proposal for relocation of a portion of the NYU expansion to the site. We’ve been closely observing the ongoing contretemps over Barry Diller’s proposal to build a new entertainment pier on the site of the largely vanished Pier 55 at a project cost of $250 million. While we greatly admire the work of Thomas Heatherwick (the scheme’s imaginative designer), have no issue with generous philanthropy, and ardently wish to see the Hudson River Park become ever more splendid and capacious, we do wonder at the logic of this particular investment in the context of a public space obliged to financially fend for itself and monumentally strapped. More specifically, we wonder whether this enormous investment—and the program it will support—might be directed to a place where it is far more urgently needed and appropriately housed: Pier 40. Pier 40 has represented a frustrating combination of problem and opportunity for years, somehow stymying all efforts to realize its full public potential. At present, it provides invaluable and beloved sports fields to the community but its primary “service” is as a huge parking lot. This may be a cash cow for the Hudson River Park Trust but it’s surely the least appropriate possible use for such a vast and charismatically-sited facility. Likewise, most of the proposals that have been floated for Pier 40’s renewal over the years have been over-focused on two private styles of reconstruction, on luxury housing or office space, rather than on realizing its truly remarkable potential as a scene of pleasure and recreation. Our idea is simple: invest the $250 million earmarked for Pier 55 in Pier 40. Build facilities—theaters and a park—of exactly the same size and capacity as planned for the uptown site. Then add as much additional fabulousness as possible. The attached sketches show expanded recreational and sports facilities (including indoor tennis courts and gyms and a pool), more theaters and performance spaces (featuring a large amphitheater with a floating stage that might migrate around the city), a vast forested rooftop and sculpture garden, a marina, a complex of waterside restaurants, a school, community offices, a small hotel, ample opportunities for strolling and sitting along the water, and dock space for a variety of ships and boats. The whole might not generate quite the revenue as parked cars but the stream could be ample and the initial subvention would take care of the expense of construction. Thomas Heatherwick would be great choice for architect! We look forward to the handshake between Barry Diller, Douglas Durst, Bill de Blasio, and Andrew Cuomo that seals this win-win deal!
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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.

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Manhattan borough president rejects city’s East Harlem rezoning proposal

Manhattan Borough President Gale Brewer formally announced today that she opposed the city’s proposal to rezone East Harlem; the rezoning would bring more high-rise residential development to the area.

In a detailed report, Brewer cited the proposed concentrated density along Third and Park Avenues, a lack of new affordable housing units, and a failure to preserve existing affordable housing units as reasons for rejecting the proposal. She also criticized Mayor Bill de Blasio’s administration for not taking into account the concerns raised by Community Board 11.

"We are left with an incomplete picture of what the impact of this application will be and how we can ensure the better future for the community promised by the applicant," Brewer wrote. "Ultimately, the current proposal falls short in both the land use and the programmatic categories." 

The rezoning proposal would allow the buildings in a 96-block stretch of East Harlem to be built higher in order to incentivize development in the neighborhood. Consequently, according to Brewer, the plan would enable building forms that would tip the balance towards market-rate development and not affordable housing.

The proposal has incited backlash and controversy from the neighborhood’s residents; a Community Board 11 meeting in June descended into chaos when residents stormed the stage. Locals fear that rezoning will only expedite the rapid gentrification that is spreading.

The rezoning is part of Mayor de Blasio's broader push to create or preserve 200,000 units of affordable housing over the next decade.

But East Harlem, while a neighborhood with one of the highest concentrations of affordable housing, has been steadily losing its affordable housing stock. About 80 percent of the people who live in the neighborhood live in some form of regulated housing and approximately 12,000 households that face severe housing needs, according to the East Harlem Neighborhood Plan (ENHP).

The ENHP was submitted to the administration in 2016, supported by Council Speaker Melissa Mark-Viverito and Brewer, and focused on a bottom-up approach to de Blasio’s plan.

“Here, the community gave extensive, thoughtful and informed input, but the administration could not see its way to support significant elements of the community’s recommendations, which forces me to recommend a disapproval of the application,” Brewer said.

Although Brewer’s lack of support is non-binding, the plan is expected to undergo changes before making its way to the City Planning Commission and City Council.

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Politicians to sue if New York City approves three new riverside towers

Manhattan Borough President Gale Brewer and Councilperson Margaret Chin are pushing the Department of City Planning (DCP) to conduct additional reviews of three waterfront towers in the Two Bridges neighborhood. The pair said they will pursue legal action against the city if it doesn't stop the developments. Developers have set their sights on the Chinatown-adjacent area in recent years with a series of high-rise residential buildings. The 77-, 69-, and 62-story towers would sit less than a block away from the FDR Drive, near the Manhattan and Brooklyn bridges from which Two Bridges gets its names. JDS Development Group, the same firm behind the troubled supertall on Central Park, is backing the 77-story, SHoP-designed skyscraper at 247 Cherry Street, which will rise next to an under-construction 80-story tower, Extell’s One Manhattan Square, designed by Adamson Associates Architects. Two Bridges Associates is planning a double tower (69 stories each) with a shared platform at 260 South Street, and Starrett Development wants to build its 62-story structure at 259 Clinton Street. Last year, Brewer and Chin, whose district includes the proposed towers, asked DCP to assess the development via a Uniform Land Use Review Procedure (ULURP), a seven-month review that goes through the community board all the way up to the mayor for public comment, revision, and further assessment before the development is approved or denied. Here, though, current zoning allows the towers to be built as-of-right, so no scrutiny through ULURP was legally necessary. The developers of the tower trio are only required to do environmental review for their project, though they did hold voluntary community reviews (which were interrupted by protests). In response to community concerns, DCP is considering the projects together, instead of individually. "While the modifications sought for the Two Bridges sites do not trigger ULURP—in other words no new density or waivers are needed—a thorough environmental review which offers multiple opportunities for the public and elected officials to participate is being conducted," said DCP spokesperson Rachaele Raynoff, in an email to DNAinfo. "Moreover we are ensuring a coordinated review by the project applicants that looks at the cumulative effects of these three developments at the same time—an extraordinary but important measure that is not ordinarily required. This coordinated review will help produce the best possible outcome for this neighborhood. Much as we appreciate the desire of the community to do so, there are no grounds under which a ULURP could legally be required in this instance." Though there are many neighborhood groups across the city saying "no" to tall buildings, the political geography of downtown Manhattan lends the Two Bridges controversy a special edge. Restrictive zoning and landmarking shields wealthier and whiter neighborhoods downtown from skyscrapers, but those protections are missing in the Lower East Side or Chinatown, a condition that jeopardizes affordability and encourages what some see as out-of-scale development. Though activists are working to mitigate displacement, since 2002, Chinatown has lost more than 25 percent of its rent-regulated apartments. Now, neighbors are worried the developments will stress already over-burdened infrastructure, block natural light, and engender displacement in the low-income neighborhood by causing property values to spike. At One Manhattan Square, for example, prices for two-bedrooms start at almost $2.1 million.