SPECIAL HUDSON RIVER PARK DISTRICT
550 WASHINGTON STREET A FRAMEWORK FOR THE CREATION OF A HEALTHY, RESILIENT AND DIVERSE WATERFRONT COMMUNITY
CB2 MEETING MAY 24, 2016
SPECIAL HUDSON RIVER PARK DISTRICT DEPARTMENT OF CITY PLANNING KAROLINA GREBOWIEC-HALL
2
Special Hudson River Park District
Department of City Planning
550 Washington Street
SJC 33 Owner 2015 LLC
Community Board 2
May 24, 2016
Community Board 2
Manhattan Borough President
City Planning Commission
City Council
60 days
30 days
60 days
50 days
Ends: July 18, 2016
Ends: mid-August
Ends: mid-October
Ends: early December
Uniform Land Use Review Procedure
Pier 40
St. John’s Center 5
Pier 40
St. John’s Center
Applicant: The Department of City Planning •
Text Amendment: Special Hudson River Park District
Applicant: SJC 33 Owner 2015 LLC • • • • •
Zoning Map Amendment Special Permit: Transfer of Floor Area from Hudson River Park Special Permit: Additional parking (x3) Authorization: Curb cuts (x3) Chairperson’s Certification
Proposed Actions
Tribeca
Hudson Square Greenwich Village
Meatpacking District
Chelsea
Maritime Entertainment District
Clinton
Pier 40
Hudson River Park
8
Hudson River Park Act • Prohibited uses: residential, manufacturing, hotel and casino • Park/commercial uses: water transportation, entertainment, retail, restaurant, commercial recreation • Park uses: public open space and recreation • Pier 40: park/commercial pier that can be developed with permitted uses, including parking. 50% of footprint to be devoted to active and passive recreation.
Hudson River Park
9
Pier 40
10
Pier 40
11
St. John’s Center
Pier 40
Pier 40 and St. John’s Center
12
St. John’s Center: Existing
13
14
Applicant: The Department of City Planning •
Text Amendment: Special Hudson River Park District
Applicant: SJC 33 Owner 2015 LLC • • • • •
Zoning Map Amendment Special Permit: Transfer of Floor Area from Hudson River Park Special Permit: Additional parking (x3) Authorization: Curb cuts (x3) Chairperson’s Certification
Proposed Actions
Actions
DCP: Zoning Text Amendment
Application requirements • Surveys of granting and receiving sites • Site plan, bulk and open space drawings for receiving site • Statement from Hudson River Park Trust identifying improvements and that funding associated with transfer, plus any other sources of funding, will be sufficient to complete such improvements.
Conditions and limitations • Maximum floor area eligible to be transferred from granting site • Maximum floor area eligible to be received on receiving site is 20% of underlying FAR • Granting site, improvement to the Park and receiving site are within same CD or ½ mile of one another • Any residential on receiving site is provided in accordance with Mandatory Inclusionary Housing Absent the special permit, zoning district regulations revert to current M-district regulations
Actions
DCP: Zoning Text Amendment
Findings • Transfer will facilitate Hudson River Park’s repair, maintenance and development • Transfer will support completion of the identified improvements Receiving site: • improved site plan and design of buildings • proposed mix of uses will complement the site plan • transferred floor area and modifications to bulk will not obstruct light and air • transferred floor area and modifications to bulk are appropriate in relation to the size and quality of the identified improvements to Hudson River Park • any affordable housing supports the objectives of the Inclusionary Housing Program
Actions
DCP: Zoning Text Amendment
SPECIAL HUDSON RIVER PARK DISTRICT DEPARTMENT OF CITY PLANNING KAROLINA GREBOWIEC-HALL
19
550 WASHINGTON STREET SJC 33 OWNER 2015 LLC RICK COOK COOKFOX ARCHITECTS
NEW YORK CENTRAL RAIL ROAD ST. JOHNS TERMINAL OPENED 1934 VIEW LOOKING SOUTH
21
22
JANUARY 19, 2015
23
WEST HOUSTON STREET, LOOKING WEST
24
EXISTING CONDITION
PIER 40
HUDSON RIVER
WEST STREET
ST. JOHN’S CENTER
DSNY
WASHINGTON STREET
LEROY STREET
CLARKSON STREET
KING STREET
CHARLTON STREET
VANDAM STREET
SPRING STREET
GREENWICH STREET
WEST HOUSTON STREET
UPS
HUDSON STREET
25
EXISTING BUILDING T
ES W T EE
TR
S
LOT AREA:
213,654.5 SF
DS
NY
HU
DS
ON
RIV
LOT LENGTH: 848’-9”
EXISTING ZONING AREA: ±739,231 ZSF
ER
PIE
R4
0
UP
S
WA S
HIN
ON
ST
RE
ET
W
E
S T S H T O R U E S E T T O N
GT
550 WASHINGTON STREET
26
EXISTING TRACKS
T
ES W T EE
TR
S DS
NY
HU
DS
ON
RIV
ER
PIE
R4
WA S
HIN
ON
ST
RE
ET
W
E
S T S H T O R U E S E T T O N
GT
0
@ SECOND FLOOR
27
T
ES W T EE
TR
S
EXISTING STRUCTURE TO REMAIN
DS
NY
HU
DS
ON
RIV
ER
PIE
R4
WA S
HIN
ON
ST
RE
ET
W
E
S T S H T O R U E S E T T O N
GT
0
WEST HOUSTON STREET
28
PROPOSED
S COMMERCIAL
CW MARKET RATE RESIDENTIAL
PIER 40
HUDSON RIVER
CE MIXED-INCOME RESIDENTIAL
WEST STREET
NW
CW
MARKET RATE RESIDENTIAL DSNY
S
NE SENIOR AFFORDABLE HOUSING
NW
CE
NE
WASHINGTON STREET
LEROY STREET
CLARKSON STREET
KING STREET
CHARLTON STREET
VANDAM STREET
SPRING STREET
GREENWICH STREET
WEST HOUSTON STREET
UPS
HUDSON STREET
29
PROPOSED BUILDINGS T
ES W T EE
TR
S DS
NY
HU
DS
ON
RIV
ER
PIE
R4
0
UP
S
WA S
HIN
DSNY
ON
ST
RE
ET
E
S T S H T O R U E S E T T O N
GT
W
WEST STREET
CLARKSON STREET
PIER 40
WASHINGTON STREET UPS
30
PROPOSED BUILDINGS
S TOP OF SLAB AT ±240’ T
ES W T EE
TR
S
COMMERCIAL/ HOTEL: 222,000 ZSF RETAIL/ EVENT:
DS
NY
HU
DS
CW
ON
RIV
ER
PIE
R4
S
40,000 ZSF
TOTAL: 262,000 ZSF
NW
UP
S
CE WA S
HIN
SOUTH SITE
ON
ST
RE
ET
E
S T S H T O R U E S E T T O N
GT
NE
W
SOUTH BUILDING
0
31
PROPOSED BUILDINGS
HU
DS
T
ES W
ON
CW-S TOP OF SLAB AT ±320’ RIV
T EE
TR
S
ER
MARKET RATE RESIDENTIAL BUILDING: RETAIL:
DS
NY
CW-N TOP OF SLAB AT ±200’
CW 300,000 ZSF
PIE
R4
S
33,000 ZSF
TOTAL: 333,000 ZSF
NW
UP
S
CE WA S
HIN
CENTER SITE
ON
ST
RE
ET
E
S T S H T O R U E S E T T O N
GT
NE
W
CENTER WEST BUILDING
0
32
PROPOSED BUILDINGS
CE-S TOP OF SLAB AT ±240’
CE-N TOP OF SLAB AT ±240’
T
ES W T EE
TR
S
AFFORDABLE RENTAL: (51%) RENTAL MARKET RATE: (49%) RETAIL: TOTAL:
218,700 ZSF
DS
NY
HU
DS
CW
ON
RIV
ER
PIE
R4
S
0
210,300 ZSF
37,000 ZSF
NW
UP
S
CE
466,000 ZSF WA S
HIN
CENTER SITE
S T S H T O R U E S E T T O N
ST
RE
ET
E
ON
W
CENTER EAST BUILDING
GT
NE
33
PROPOSED BUILDINGS T
ES W
NE TOP OF SLAB AT ±174’-5”
T EE
TR
S
SENIOR AFFORDABLE HOUSING:
110,000 ZSF
RETAIL:
20,000 ZSF
DS
NY
HU
DS
CW
ON
RIV
ER
PIE
R4
S
0
TOTAL: 130,000 ZSF
NW
UP
S
CE WA S
HIN
NORTH SITE
S T S H T O R U E S E T T O N
ST
RE
ET
E
ON
W
NE BUILDING
GT
NE
34
PROPOSED BUILDINGS
NW-E TOP OF SLAB AT ±360’
NW-W TOP OF SLAB AT ±430’
T
ES W T EE
TR
S
MARKET RATE RESIDENTIAL BUILDING: RETAIL:
DS
NY
HU
DS
CW
ON
RIV
ER
450,000 ZSF PIE
R4
S
80,000 ZSF
TOTAL: 530,000 ZSF
NW
UP
S
CE WA S
HIN
NORTH SITE
ON
ST
RE
ET
E
S T S H T O R U E S E T T O N
GT
NE
W
NW BUILDING
0
35
PROPOSED
HUDSON RIVER
S
PIER 40
WEST STREET
COMMERCIAL
CW
CE
CW
MARKET RATE RESIDENTIAL
NW S CE
NE SENIOR AFFORDABLE HOUSING
WASHINGTON STREET
UPS BUILDING
NE WEST HOUSTON STREET
NW
DSNY BUILDING
MIXED-INCOME RESIDENTIAL
CLARKSON STREET
MARKET RATE RESIDENTIAL
36
S BUILDING GROUND FLOOR
HUDSON RIVER
S
PIER 40
WEST STREET
COMMERCIAL
CW
CE
CW
MARKET RATE RESIDENTIAL
NW CE
NE SENIOR AFFORDABLE HOUSING
WASHINGTON STREET
UPS BUILDING
NE WEST HOUSTON STREET
NW
DSNY BUILDING
MIXED-INCOME RESIDENTIAL
CLARKSON STREET
MARKET RATE RESIDENTIAL
37
CW BUILDING GROUND FLOOR
HUDSON RIVER
S
PIER 40
WEST STREET
COMMERCIAL
CW
CE
MARKET RATE RESIDENTIAL
NW S CE
NE SENIOR AFFORDABLE HOUSING
WASHINGTON STREET
UPS BUILDING
NE WEST HOUSTON STREET
NW
DSNY BUILDING
MIXED-INCOME RESIDENTIAL
CLARKSON STREET
MARKET RATE RESIDENTIAL
38
CE BUILDING GROUND FLOOR
HUDSON RIVER
S
PIER 40
WEST STREET
COMMERCIAL
CW
CE
CW
NW MARKET RATE RESIDENTIAL
DSNY BUILDING
MIXED-INCOME RESIDENTIAL
NW S
CLARKSON STREET
MARKET RATE RESIDENTIAL
NE
SENIOR AFFORDABLE HOUSING WASHINGTON STREET
UPS BUILDING
WEST HOUSTON STREET
NE
39
NE BUILDING GROUND FLOOR
HUDSON RIVER
S
PIER 40
WEST STREET
COMMERCIAL
CW
CE
CW
MARKET RATE RESIDENTIAL
NW S CE
NE SENIOR AFFORDABLE HOUSING
WASHINGTON STREET
UPS BUILDING
WEST HOUSTON STREET
NW
DSNY BUILDING
MIXED-INCOME RESIDENTIAL
CLARKSON STREET
MARKET RATE RESIDENTIAL
40
NW BUILDING GROUND FLOOR
HUDSON RIVER
S
PIER 40
WEST STREET
COMMERCIAL
CW MARKET RATE RESIDENTIAL
CE
S CE
NE SENIOR AFFORDABLE HOUSING
WASHINGTON STREET
UPS BUILDING
NE WEST HOUSTON STREET
MARKET RATE RESIDENTIAL
DSNY BUILDING
NW
CLARKSON STREET
CW
MIXED-INCOME RESIDENTIAL
41
GROUND FLOOR DIAGRAM
HUDSON RIVER
PIER 40
WASHINGTON STREET
UPS BUILDING
WEST HOUSTON STREET
DSNY BUILDING
CLARKSON STREET
WEST STREET
42
GROUND FLOOR DIAGRAM
WEST STREET
10,000 GSF
10,700 GSF
240’
WEST HOUSTON STREET
11,800 GSF
135’
70’
180’
4,800 GSF 60’
WASHINGTON STREET 43
WEST STREET
WEST HOUSTON STREET
GROUND FLOOR DIAGRAM
WASHINGTON STREET 44
CENTER SITE: CE BUILDING ENTRANCE
45
WEST STREET
WEST HOUSTON STREET
GROUND FLOOR DIAGRAM
WASHINGTON STREET 46
JANUARY 19, 2015
47
WEST HOUSTON STREET
48
WEST STREET
WEST HOUSTON STREET
GROUND FLOOR DIAGRAM
WASHINGTON STREET 49
JANUARY 19, 2015
50
WEST HOUSTON STREET
51
SECOND FLOOR DIAGRAM
HUDSON RIVER
PIER 40
WASHINGTON STREET
UPS BUILDING
WEST HOUSTON STREET
DSNY BUILDING
CLARKSON STREET
WEST STREET
52
SECOND FLOOR DIAGRAM 70’
WEST STREET
155’
8,400 GSF
40,000 GSF
30’
85’
4,500 GSF
2,300 GSF
WASHINGTON STREET 53
SECOND FLOOR DIAGRAM
WEST STREET
WASHINGTON STREET 54
PUBLIC ACCESS AREA, LOOKING WEST
55
SECOND FLOOR DIAGRAM
WEST STREET
WASHINGTON STREET 56
PUBLIC ACCESS AREA
57
SECOND FLOOR DIAGRAM
WEST STREET
WASHINGTON STREET 58
VIEW FROM ARCADE, LOOKING SOUTH
59
GROUND FLOOR DIAGRAM
HUDSON RIVER
PIER 40
WASHINGTON STREET
UPS BUILDING
WEST HOUSTON STREET
DSNY BUILDING
CLARKSON STREET
WEST STREET
60
DRIVEWAY DIAGRAM WEST STREET
WASHINGTON STREET DRIVEWAY
61
DRIVEWAY DIAGRAM WEST STREET
WASHINGTON STREET 62
CURRENT VIEW
MAY 20, 2016
63
RIVER VIEW
64
RIVER VIEW
65
RIVER VIEW
66
TYPICAL FLOOR DIAGRAM @ 19TH FLOOR
HUDSON RIVER
PIER 40
WASHINGTON STREET
UPS BUILDING
WEST HOUSTON STREET
DSNY BUILDING
CLARKSON STREET
WEST STREET
67
TYPICAL FLOOR DIAGRAM @ 19TH FLOOR
HUDSON RIVER
PIER 40
WASHINGTON STREET
UPS BUILDING
WEST HOUSTON STREET
DSNY BUILDING
CLARKSON STREET
WEST STREET
68
69
PROPOSED BUILDINGS T
ES W T EE
TR
S WA S
HIN
ON
ST
RE
ET
W
E
S T S H T O R U E S E T T O N
GT
70
PROPOSED BUILDINGS T
ES W T EE
TR
S WA S
HIN
ON
ST
RE
ET
W
E
S T S H T O R U E S E T T O N
GT
NE BUILDING VIEW @ 7TH FLOOR
71
NE BUILDING VIEW @ 7TH FLOOR
72
PROPOSED BUILDINGS
S TOP OF SLAB AT ±240’
CE-S CW-S CE-N TOP OF TOP OF TOP OF SLAB SLAB SLAB AT ±240’ AT ±320’ AT ±240’
T
ES W
NW-E TOP OF SLAB AT ±360’ NE TOP OF SLAB AT ±174’-5”
T EE
TR
S
SOUTH SITE: CENTER SITE:
262,000 ZSF
NORTH SITE: 660,000 ZSF TOTAL: 1,711,000 ZSF
TOTAL AFFORDABLE AREA: ≥ 25%
CW-N TOP OF SLAB AT ±200’
CW
789,000 ZSF
NW-W TOP OF SLAB AT ±430’
S
NW
CE
TOTAL AFFORDABLE UNITS: ≥ 30%
WA S
HIN
ON
ST
RE
ET
W
E
S T S H T O R U E S E T T O N
GT
NE
SUMMARY
73
74
HUGH FERRISS The Metropolis of Tomorrow, 1929
345 HUDSON STREET @ CHARLTON STREET LOOKING WEST BENJAMIN H. WHINSTON 1931 TOP OF SLAB: ±230’ TOP OF BULKHEAD: ±250’
SEPTEMBER 15, 2014
75
VIEW FROM WESTSIDE HIGHWAY
76
VIEW FROM WESTSIDE HIGHWAY
77
VIEW FROM WESTSIDE HIGHWAY
78
• RE-ZONE ST. JOHN’S SITE THROUGH ULURP MIXED-USE PROJECT WITH RESIDENTIAL, RETAIL AND COMMERCIAL USES NEW LANDSCAPED, PUBLICLY ACCESSIBLE OPEN SPACE
• SAVE PIER 40 PROPOSED $100M PAYMENT TO RESTORE PIER 40 IN EXCHANGE FOR 200,000 SF HRPT WILL USE FUNDS TOWARDS CRITICAL INFRASTRUCTURE REPAIR OF PIER 40
• CREATE PERMANENT MIXED-INCOME AND SENIOR AFFORDABLE HOUSING 30% OF ALL RESIDENTIAL UNITS 25% OF ALL RESIDENTIAL FLOOR AREA
• ADDITIONAL PUBLIC BENEFITS JOB CREATION/ECONOMIC DEVELOPMENT
- ESTIMATED 1,800 CONSTRUCTION RELATED JOBS PER YEAR DURING CONSTRUCTION PERIOD - ESTIMATED 1,500 JOBS GENERATED FROM PERMANENT PROJECT OPERATIONS
79
550 WASHINGTON STREET SJC 33 OWNER 2015 LLC MICHAEL SILLERMAN KRAMER LEVIN
PROPOSED BUILDINGS T T EE
TR
S
COMMERCIAL
ES W
S CW
CW
MARKET RATE RESIDENTIAL
CE MIXED-INCOME RESIDENTIAL
S
NW MARKET RATE RESIDENTIAL
WA S
HIN
S T S H T O R U E S E T T O N
GT
NE ON
ST
RE
ET
E
SENIOR AFFORDABLE HOUSING
CE
W
NE
NW
81
ZONING FLOOR AREA
SOUTH
TOTAL 262,000 ZSF COMMERCIAL/HOTEL 222,000 ZSF RETAIL/EVENT 40,000 ZSF RESIDENTIAL MARKET RATE RENTAL MARKET RATE
CENTER
660,000 ZSF
60,000 ZSF 300,000 ZSF 210,300 ZSF
100,000 ZSF 450,000 ZSF 110,000 ZSF
218,700 ZSF
HOUSING
LOT AREA
NORTH
789,000 ZSF
SENIOR-AFFORDABLE
AFFORDABLE RENTAL
40,660 SF
100,730 SF
55,020 SF
TOTALS ±1,711,000 ZSF 222,000 ZSF 200,000 ZSF 750,000 ZSF 210,300 ZSF 110,000 ZSF 218,700 ZSF
TOTAL RESIDENTIAL 1,289,000 ZSF
960,300 ZSF MARKET RATE
328,700 ZSF AFFORDABLE HOUSING
196,410 SF 8.7 FAR
TOTAL AFFORDABLE AREA
≥ 25%
TOTAL AFFORDABLE UNITS*
≥ 30%
* BASED ON UNIT SIZE ASSUMPTION
82
Private Applicant: SJC 33 Owner 2015 LLC
• Zoning Map Amendment • North Site: M1-5 (5 FAR) to C6-4 (10 FAR) • Center Site: M2-4 (5 FAR) to C6-3 (7.52 FAR) • South Site: M2-4 (5 FAR) to M1-5 (5 FAR) • Special Permit • Transfer of Floor Area from Hudson River Park • Bulk Modifications • Special Permit: Additional Parking (x3) • North Site: 236 spaces • Center Site: 372 spaces • South Site: 164 spaces • Authorization: Curb Cuts (x3) • Curb Cuts on West Street for North, Center, and South Garages • Chairperson’s Certification • To confirm that the Trust and Developer have agreed to a payment schedule for the transfer of air rights 83
ZONING CONTEXT
PROPOSED RE-ZONING
Private Applicant: SJC 33 Owner 2015 LLC
• Zoning Map Amendment • North Site: M1-5 (5 FAR) to C6-4 (10 FAR) • Center Site: M2-4 (5 FAR) to C6-3 (7.52 FAR) • South Site: M2-4 (5 FAR) to M1-5 (5 FAR) • Special Permit • Transfer of Floor Area from Hudson River Park • Bulk Modifications • Special Permit: Additional Parking (x3) • North Site: 236 spaces • Center Site: 372 spaces • South Site: 164 spaces • Authorization: Curb Cuts (x3) • Curb Cuts on West Street for North, Center, and South Garages • Chairperson’s Certification • To confirm that the Trust and Developer have agreed to a payment schedule for the transfer of air rights 86
N
T
EE
R
ST
S
P
U
S T S H T O R U E S E T T O
H
IC
W
N
EE
R
G
W E
PROPOSED BUILDINGS
R
IE
P
40
W
D
Y
TR
S
N S
T
ES
T EE
U
H
N
O
S
D
ER
IV
R
87
PROPOSED BUILDINGS
H
IC
W
N
EE
R
G
W E
S
P
U
S T S H T O R U E S E T T O
T
N
EE
R
ST
R
IE
P 40 W Y
TR
S
N S
T
D
ES T EE
U
H N
O
S
D
FE E
T
ER
IV
R
MAXIMUM STREET WALL HEIGHT AS PER ZONING DISTRICT: 85 FEET
85
88
Private Applicant: SJC 33 Owner 2015 LLC
• Zoning Map Amendment • North Site: M1-5 (5 FAR) to C6-4 (10 FAR) • Center Site: M2-4 (5 FAR) to C6-3 (7.52 FAR) • South Site: M2-4 (5 FAR) to M1-5 (5 FAR) • Special Permit • Transfer of Floor Area from Hudson River Park • Bulk Modifications • Special Permit: Additional Parking (x3) • North Site: 236 spaces • Center Site: 372 spaces • South Site: 164 spaces • Authorization: Curb Cuts (x3) • Curb Cuts on West Street for North, Center, and South Garages • Chairperson’s Certification • To confirm that the Trust and Developer have agreed to a payment schedule for the transfer of air rights 89
PARKING
HUDSON RIVER
PIER 40
WASHINGTON STREET
UPS BUILDING
WEST HOUSTON STREET
DSNY BUILDING
CLARKSON STREET
WEST STREET
90
CURB CUTS
HUDSON RIVER
PIER 40
WASHINGTON STREET
UPS BUILDING
WEST HOUSTON STREET
DSNY BUILDING
CLARKSON STREET
WEST STREET
91
Private Applicant: SJC 33 Owner 2015 LLC
• Zoning Map Amendment • North Site: M1-5 (5 FAR) to C6-4 (10 FAR) • Center Site: M2-4 (5 FAR) to C6-3 (7.52 FAR) • South Site: M2-4 (5 FAR) to M1-5 (5 FAR) • Special Permit • Transfer of Floor Area from Hudson River Park • Bulk Modifications • Special Permit: Additional Parking (x3) • North Site: 236 spaces • Center Site: 372 spaces • South Site: 164 spaces • Authorization: Curb Cuts (x3) • Curb Cuts on West Street for North, Center, and South Garages • Chairperson’s Certification • To confirm that the Trust and Developer have agreed to a payment schedule for the transfer of air rights 92
• RE-ZONE ST. JOHN’S SITE THROUGH ULURP MIXED-USE PROJECT WITH RESIDENTIAL, RETAIL AND COMMERCIAL USES NEW LANDSCAPED, PUBLICLY ACCESSIBLE OPEN SPACE
• SAVE PIER 40 PROPOSED $100M PAYMENT TO RESTORE PIER 40 IN EXCHANGE FOR 200,000 SF HRPT WILL USE FUNDS TOWARDS CRITICAL INFRASTRUCTURE REPAIR OF PIER 40
• CREATE PERMANENT MIXED-INCOME AND SENIOR AFFORDABLE HOUSING 30% OF ALL RESIDENTIAL UNITS 25% OF ALL RESIDENTIAL FLOOR AREA
• ADDITIONAL PUBLIC BENEFITS JOB CREATION/ECONOMIC DEVELOPMENT
- ESTIMATED 1,800 CONSTRUCTION RELATED JOBS PER YEAR DURING CONSTRUCTION PERIOD - ESTIMATED 1,500 JOBS GENERATED FROM PERMANENT PROJECT OPERATIONS
93
