Posts tagged with "Midtown East Rezoning":
“As the agency charged with implementing the Landmarks law, we urge you--as the Chair of the Landmarks Preservation Commission--to immediately calendar 270 Park Avenue for local designation. We appreciate the need to partner and work with other city agencies to advance the goals of the City on behalf of its citizens. However, the goals of one large corporation should not nullify or ignore the public interest, the law or the authority of one agency over another.”Now that the tower is on the chopping block, calls for the building’s calendaring have intensified, as the New York-based Historic Districts Council has also advocated for the landmarking. It’s important to note that 270 Park Ave. had been identified as a potential landmark by the city once before, in 2013 ahead of the rezoning, and that 12 surrounding buildings were given protection. The city had also seemed on board at the time, saying in the Greater East Midtown Rezoning Final Environmental Impact Statement that, “One of the City’s greatest modern buildings, this 53-story [skyscraper] exudes strength and elegance in its protruding stainless steel mullions and simple but bold façade patterning created by the black matte metal spandrels...The ultimate pin-stripe building.” It remains to be seen whether these letters and lobbying will fall on deaf ears, as Chase is on track to raze the tower early next year, giving it the dubious distinction of being the largest voluntarily demolished building in history.
I am speechless: under the radar, JPMorganChase develops a plan to demolish SOM's UnionCarbide, a deserving 1960's landmark, and build new. Most postwar ParkAve is junk, and they want to demolish one of its greatest bldgs bc new zoning allows bigger https://t.co/VguxUCJIGd— Paul Goldberger (@paulgoldberger) February 21, 2018
The public reaction to the announcement has been pointedly critical, especially as Mayor de Blasio has expressed his satisfaction with the deal. Preservationists took to Twitter to bash Chase for tearing down an original tower in Park Avenue’s valley of international offices, and expressed hope that the building could get in front of the Landmarks Preservation Committee before its demolition. No architect for the replacement tower has been announced yet. AN will provide an update when we have more information on the project.
Here’s another useful fact: 270 Park will become the tallest voluntarily demolished building ever, anywhere, in the history of the world. https://t.co/4m2qFqEtZz— Felix Salmon (@felixsalmon) February 21, 2018
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 to a New 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.
Following several key revisions, Midtown East’s rezoning plan was unanimously approved by both the City Council Land Use Committee and the subcommittee on zoning and franchises today.
The rezoning of Greater East Midtown has been in the works for five years and has been making its way through the public review process. The plan, which hopes to rejuvenate and attract businesses back to the area, will pave the way for more than six million square feet of new office buildings. It allows developers to increase the floor-to-area ratio (FAR) of their buildings, provided that they either make specific transit infrastructure improvements or buy landmarked air rights.
Several amendments were made to the proposal during the zoning committee meeting before it was approved.
A hotly contested topic, the sale of air rights from landmarked buildings, was one of the main changes. The mandatory public contribution decreased to $61.49 per square foot, down from $78.60 since it was last presented to the City Council, according to The Real Deal. The money from those sales will go towards a public realm improvement fund that will deal with aboveground infrastructure, and the city has committed $50 million to kick-start the fund.
“This is what we call a fair compromise,” Councilman David Greenfield said at the land use meeting, defending the decision to lower the air rights minimum. “When everyone around the table is not happy, it means we probably got it right.” The Real Estate Board of New York (REBNY) had asked for a much lower minimum, claiming that even with the new minimum, the price point was too high to attract and induce deals.
Under the revised plan, five blocks from 46th to 51st streets along Third Avenue will be left out, following opposition from Turtle Bay residents who said that their neighborhood was mainly residential and should be excluded. Other changes include the requirement that for any building larger than 30,000 square feet, developers must improve Privately Owned Public Spaces (POPS). This will bring an estimated 16 new POPS to the area.
Transit infrastructure improvements were specified in this new proposal as well—if developers choose to go this route, they will have to create new street-level exits and widen staircases for subway stations in the area. The city estimated that $500 million will go towards these improvements.
Councilman Daniel Gardodnick, one of the project’s main supporters, proclaimed “East Midtown is back,” on the steps of City Hall after the subcommittee approved the vote. "This is a plan that will re-establish East Midtown as the crown jewel of our business districts, as an economic engine for our city and and will strengthen its future for many years to come.”
The full council, which usually adheres to the committee’s decision, is expected to meet for the final vote on August 9.
The city is looking to change a method developers use to calculate how much sunlight a building will obscure once it tops off. Crain's reports that the Waldram diagram, as it's called, will be toggled to encourage taller buildings in Midtown East as part of that neighborhood's anticipated rezoning.
To illuminate city streets and sidewalks that snake through urban canyons, the formula dictates that building taper sharply as they reach towards the sky. Typically, when architects build tall, they are presented with two options: They can create classic, "wedding cake" style buildings with tiered setbacks aligned to the zoning, or they can use calculations like the Waldram formula to attain a smoother, graduated facade. Due to building codes that require multiple stairwells and additional smoke ventilation shafts, building tall becomes less efficient (i.e. more costly) as skyscrapers butt up against building codes and the formula, which applies in Midtown only.
The city is hoping that the rezoning will spur the development of more Class A office space in the 73-block district, which is losing potential tenants attracted to towers in the Financial District with larger floor plates. Consequently, proposed changes will permit towers up to 40 percent taller—and bulkier—than those currently allowed.
The Department of City Planning (DCP) estimated that the rezoning will lead to the construction of a few new towers, so it's unlikely that the entirety of Midtown East will be shrouded in perma-dusk in the future.