Kohn Pedersen Fox Associates
Kohn Pedersen Fox Associates
Kohn Pedersen Fox Associates
Kohn Pedersen Fox Associates
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Manhattan Community Boards 5 and 6 have introduced a new dimension to the boards' supposedly "advisory" role involving land-use issues: they're trying to redesign a proposed new 67-story office building.
Last week, the boards rejected SL Green's plan to put up One Vanderbilt, which is now wending its way through the city's seven-month Uniform Land Use Review Procedure, which began on Nov. 17.
Their objections? They want for some reason to move the 1.3 million-square-foot skyscraper's public lobby — in effect, a new entrance hall for Grand Central Terminal next door — from its presently planned site on Vanderbilt Avenue at East 43rd Street to Madison Avenue and 43rd.
And they insist that the tower, which has been designed to receive LEED "gold" environmental certification, be upgraded to "platinum" — an issue that's far outside the boards' purview. It's also absurd given that to make such a change would require re-engineering much of the project.
The boards apparently regard a $1 billion project that was years in planning as a Lego toy where blocks can be moved around without cost or consequence.
The boards' demands are recommendations only. One Vanderbilt enjoys preliminary support from the city Planning Dept. and Mayor de Blasio. It's enthusiastically backed by the Real Estate Board of New York, every local business and civic organization and various labor unions.
It's also been tentatively (although not yet conclusively) blessed by Councilmember Dan Garodnick (D-Manhattan), who represents the district and whose support is indispensable. It was Garodnick who held up former Mayor Michael Bloomberg's effort to rezone all of East Midtown in the last year of his term.
Even so, the community boards' resounding "no" to the entire project unless its demands are met illustrates board interference in a proposed, worthy new project at its most extreme.
One Vanderbilt would be the linchpin of a smaller-scale rezoning that would apply only to Vanderbilt Avenue's five blocks. But it would finally begin to address the problem of the district's increasing obsolescence under old, 1961 zoning rules — most of the area's buildings are 60 or more years old and antiquated for modern office use.
If the rezoning is approved, developers could avail themselves of a special permit to put up larger structures on Vanderbilt than are currently permitted.
But it would hardly be automatic. Each proposal would have to go through ULURP, and a developer would have to pay for the additional floor area and height — either by committing its own money to public amenities at the city's discretion, and/or by purchasing air rights from neighboring landlords.
At One Vanderbilt, SL Green has pledged to pay $210 million for transit and pedestrian upgrades around the project and inside Grand Central Terminal itself.
Meanwhile, TD Bank has signed on as an anchor office tenant with 200,000 square feet. The new tower could not be fully occupied until all the promised public improvements are completed.
One would think that the prospect of all the improvements SL Green is promising — including new underground corridors, a public plaza on Vanderbilt Avenue and platform widenings — would be enough to win over community board members who are supposed to have their communities' interests at heart.
Locals and transit users alike have complained for years about dangerous overcrowding inside the terminal and the subway station that is part of it.
The project's next ULURP hurdle is Manhattan Borough President Gale Brewer, who won't get to vote on it — that's up to the City Council — but whose views may carry great weight with some councilmembers.
It remains to be seen whether she will appreciate the benefits One Vanderbilt would bring to one of Manhattan's most iconic, but crowd-strained, locations — or yield to community board activists who could delay the project long enough to kill it.
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