TRYON CENTER

A PROPOSAL BY QUADRIAD REALTY PARTNERS, to COMMUNITY BOARD 12,

Memorandum: Community Board 12, Manhattan: Parks Committee Meeting No. 1 4 03 May 2011

T R Y O N C E N T E R 03 MAY 2011

QUADRIAD REALTY PARTNERS, NEW YORK TO COMMUNITY BOARD 12, MANHATTAN

CHAIR: PAMELA PALANQUE-NORTH DISTRICT MANAGER: EBENEEZER SMITH

PRESENTATION No. 3 to CB12 / PRESENTATION No. 1 to: COMMUNITY BOARD 12, MANHATTAN, PARKS & CULTURAL AFFAIRS COMMITTEE CHAIR: ELIZABETH LORRIS RITTER

ASSISTANT CHAIR: DAVID KACH CYNTHIA CARRION MITCHELL GLENN ZEAD RAMADAN

PRESENTING FOR QUADRIAD: QUADRIAD REALTY PARTNERS HENRY WOLLMAN, PRESIDENT DEVELOPMENT PLANNING & DESIGN INC. EVELYN KALKA, PRESIDENT

page 1

T R Y O N C E N T E R 03 MAY 2011

CONTENTS

I THE EXISTING GORMAN PARK 1 PAGE 3-8 LOCATION 2 PAGE 9-13 THE EXISTING GORMAN PARK

II THE DEVELOPMENT: AS-OF-RIGHT / NEW-STRATEGY 3 PAGE 14-15 TRYON CENTER: A DEVELOPMENT WITH POSSIBILITIES 4 PAGE 16-17 THE NEW-STRATEGY 5 PAGE 18-21 COMPARING “AS-OF-RIGHT” & “NEW-STRATEGY”

III POSSIBILITIES FOR GORMAN PARK WITH THE NEW-STRATEGY 6 PAGE 22 RENOVATING THE PARK 7 PAGE 23 MAINTENANCE FOR THE PARK 8 PAGE 24-26 EXTENDING THE PARK 9 PAGE 27 SUMMARY

page 2 TRYON CENTER A New-strategy Proposal by Quadriad Realty - An Opportunity For Gorman Park

Hudson Heights

Fort Tryon Park

Highbridge Gorman Park Park

|

4 4 0

page 3 Map: City of New York / Parks & Recreation, Excerpt: Northern Manhattan Master Plan / Planning & Parklands Division 1 Location Topographic Map

Contour image from: www.earthtools.com

page 4 1 Location Topographic Map

page 5 Satellite image from: www.maps.google.com 1 Location Gorman Park and the Tryon Center Development Sites

FAIRVIEW AVE.

PHASE 1 SITE

PHASE 2 SITE BROADWAYBROADWAY

GORMAN MEMORIAL PARK

page 6 Satellite image from: www.maps.google.com 1 Location Heights Elevation Points / Height Differences

FAIRVIEW AVE

190th STREET 105' vertical height difference 98.4' 203.4' 101.7' vertical height difference

101.7' WADSWORTHTERRACE 203.4' GORMAN PARK

page 7 Data Points: Elevation Above Sea Level; SOURCE: www.earthtools.org

154.2'

Data points: Elevation Above Sea Level, SOURCE: www.Eartthtools.org 1 Location Birdseye View

Wadsworth Terrace

Quadriad Gorman Park Development Site

Broadway

Satelite image from: www.bing.com

page 8 1 The Existing Gorman Park The Park At Broadway

Retaining Wall; Setback From Street Wall Park Entry

photos: Development Planning & Design inc.

page 9 1 The Existing Gorman Park The Park At Wadsworth Terrace

photos: Development Planning & Design inc.

page 10 1 The Existing Gorman Park The Serpentine Path Through The Park

page 11 photo: http://www.bridgeandtunnelclub.com/bigmap/manhattan/uppermanhattan/washingtonheights/gormanpark/index.htm 1 The Existing Gorman Park Edge Condition In The Park / Shortcuts Through The Park

Condition At Park Edge Taking A Short-Cut photos: Development Planning & Design inc.

page 12 1 The Existing Gorman Park Maintenance Issues / Residents Initiatives: Voluntees, Cleaning Up The Park

For the first time in recent memory, Gorman Park on Broadway near W. 190th Street received some tender loving care from volunteers on Sun., April 10.

Five area residents, working in conjunction with Partnerships for Parks, raked leaves, pruned bushes and trees, and picked up litter along the southern stretch of the park that borders Broadway. In all, they hauled out eight bags of leaves and trash.

The effort was initiated by Jonathan Rabinowitz, an area resident who has been informally cleaning up the park in his spare time.

“They uncovered some plants and flowers that were under the leaves – it’s very pretty,” said Yekat- erina Gluzberg, Northern Manhattan’s outreach coordinator with Partnerships for Parks. “People walking by stopped and said thank you.”

Based on the feedback and fun they had, another clean up is scheduled for this Sun., April 17 from page 10 a.m. to 2 p.m. 13 Source: http://www.manhattantimesnews.com/2011/cleaning-up-gorman-park.html Images: http://www.bridgeandtunnelclub.com/bigmap/manhattan/uppermanhattan/washingtonheights/gormanpark/index.htm II Tryon Center: A Development With Possibilities Location

FAIRVIEW AVE.

PHASE 1 SITE

PHASE 2 SITE BROADWAYBROADWAY

GORMAN MEMORIAL PARK

page 14 Satellite image from: www.maps.google.com II Tryon Center: A Development With Possibilities Two Schemes

The As-Of-Right Scheme The New-strategy Scheme

GORMAN PARK GORMAN PARK

page 15 II The New-strategy Housing New York - A Private Sector Approach To Finance Middle-Income Housing

The New- Strategy

AHandbook PRIVATE-SECTOR APPROACH TO HOUSING ALL NEW YORK

NOVEMBER 2010

QUADRIAD REALTY PARTNERS | NEW YORK New-strategy districts and corridors for outer-boroughs and northern-Manhattan/Index & description: pp. 40-41 page 16 AA SUMMARYSUMMARY OFOF THETHE NEW-STRATEGYNEW-STRATEGY thethe core core developme developmeNNt tpri priNNciplesciples proposed proposed by by the the N Newew-str-strAtegyAtegy 1:1: NEW-STRATEGYNEW-STRATEGY ARENASARENAS OFOF FOCUSFOCUS OO ZONING ZONING OO PLANNING PLANNING OO FINANCING FINANCING OO IMPLEMENTINGIMPLEMENTING •est•estAAblishiblishiNNgg: : •li•liNKNKiNiNgg: : II ••utiliutiliZZiNiNgg: : ••iNiNtegrtegrAAtitiNNgg:: aa new new affordable affordable “floating” “floating” zoningzoning districtdistrict in in NewNew YorkYork to to residentialresidential and and retail retail development, development, community community facilities, facilities, and and thethe financial financial andand buildingbuilding bowerbower ofof the the privateprivate sectorsector to to •70–30%•70–30% ratio ratio of of market-affordable market-affordable housing housing ensureensure the the continual continual development development of of affordable affordable housing housing in in openopen space space through through a a comprehensive comprehensive planning planningThe and and urban urban New-strategy implementimplement broad broad community community planning planning initiatives: initiatives: •ownership•ownership opportunities opportunities allall parts parts of of New New York York City City designdesign process; process; An Overview: Conventional Development •no•no versus public public development Thedevelopment New-strategy funds funds forfor affordable affordable housing housing thisthis process process focuses focuses on on the the redevelopment redevelopment of of obsolete obsolete •no•no public public subsidies subsidies •capital•capital appreciation appreciation for for low- low- & & moderate-in moderate-in manufacturingmanufacturing districts districts and and under-utilized under-utilized commercial commercial •no•no public public bonds bonds for for acquisition, acquisition, construction, construction, comecome families families through through investment investment in in corridorscorridors throughout throughout New New York York City City oror development development expenses expenses theirtheir own own homes homes •no•no public public mortgage mortgage insurance insurance •retaining•retaining affordability affordability for for successive successive generations generations of of ownersowners through through a a project-related project-related fund fund thethe core core developme developmeNNt tpri priNNciplesciples proposed proposed by by the the N Newew-str-strAtegyAtegy 2:2: COMPARINGCOMPARING CONVENTIONALCONVENTIONAL VSVS NEW-NEW-STRATESTRATEGYGY DEVELOPMENTDEVELOPMENT STANDARDSSTANDARDS 11 22 33 44 55 66 77 88 MARKETMARKET AFFORDABLEAFFORDABLE AFFORDABLEAFFORDABLE MARKETMARKET COMMUNITYCOMMUNITY COMMUNITYCOMMUNITY COMMUNITYCOMMUNITY URBANURBAN OWNERSHIPOWNERSHIP OWNERSHIPOWNERSHIP RENTALRENTAL RETAILRETAIL RETAILRETAIL PUBLICPUBLIC NEIGHBORHOODNEIGHBORHOOD DESIGNDESIGN RESIDENCESRESIDENCES RESIDENCESRESIDENCES RESIDENCESRESIDENCES FACILITIESFACILITIES FACILITIESFACILITIES SPACESSPACES FACILITIESFACILITIES STANDARDSSTANDARDS conventionalconventional conventionalconventional conventionalconventional conventionalconventional conventionalconventional conventionalconventional conventionalconventional conventionalconventional developmentdevelopment developmentdevelopment developmentdevelopment developmentdevelopment developmentdevelopment developmentdevelopment developmentdevelopment developmentdevelopment •100%•100% market market residences residences •no•no affordable affordable ownership ownership •no•no affordable affordable rental rental •all•all scales scales of of market market •no•no “community “community retail” retail” •no•no required required •no•no required required •no•no required required withwith no no affordable affordable residencesresidences required required residencesresidences required required retailretail as as permitted permitted by by reserve,reserve, as as defined defined provisionprovision of of provisionprovision of of implementationimplementation residencesresidences required required existingexisting zoning zoning levels levels below,below, is is required required communitycommunity neighborhoodneighborhood health, health, ofof any any supplementary supplementary publicpublic space space education,education, or or special special urbanurban design design housinghousing facilities facilities standardsstandards new-strategynew-strategy new-strategynew-strategy new-strategynew-strategy new-strategynew-strategy new-strategynew-strategy new-strategynew-strategy new-strategynew-strategy new-strategynew-strategy developmentdevelopment developmentdevelopment developmentdevelopment developmentdevelopment developmentdevelopment developmentdevelopment developmentdevelopment developmentdevelopment •a•a maximum maximum of of 70% 70% •30%•30% affordable affordable divided divided •optional•optional further further •market-structured•market-structured •a•a New-strategy New-strategy project project •a•a New-strategy New-strategy •a•a New-strategy New-strategy •a•a New-strategy New-strategy project project marketmarket residences residences is is intointo three three tiers: tiers: integrationintegration of of rental rental units units retailretail development development is is wouldwould require require a a reserve reserve projectproject would would require require projectproject would would require require wouldwould require require the the permittedpermitted but but at at an an •1/3•1/3 of of total total moderate moderate alongsidealongside ownership ownership encouraged,encouraged, but but the the ofof 10% 10% of of retail retail sf sf to to be be thethe development development of of a a thethe development development submissionsubmission to to the the enhancedenhanced quantity quantity based based incomeincome residences residences unitsunits concurrentconcurrent provision provision developeddeveloped as as “community “community communitycommunity public public open open ofof a a community community ddepartmentepartment of of c cityity onon New-strategy New-strategy floor floor forfor family family of of four four at at •optional•optional 1/3 1/3 of of total total ofof “community “community retail retail retail”;retail”; spacespace on on a a significant significant neighborhoodneighborhood facility facility pplanninglanning of of a a “District “District areaarea allowances allowances 60%60% of of New New York York City City moderatemoderate income income facilities”facilities” (as (as defined defined in in •“community•“community retail” retail” is is portionportion of of the the finished finished ofof consequence consequence as as MasterMaster Urban Urban Design Design Plan” Plan” medianmedian residencesresidences can can be be columncolumn 5) 5) is is required required defineddefined as:as: developmentdevelopment site site aa component component of of the the forfor the the neighborhood neighborhood •1/3•1/3 of of total total moderate moderate developeddeveloped as as rental rental •• smallsmall neighborhood- neighborhood- development;development; immediatelyimmediately surrounding surrounding incomeincome residences residences for for residencesresidences for for family family scaledscaled shops; shops; •such•such facilities facilities may may thethe development development site, site, familyfamily of of four four between between ofof four four at at 60% 60% of of New New •• usesuses for for these these includeinclude those those devoted devoted demonstratingdemonstrating 61%61% –120% –120% of of New New YorkYork City City median median or or shopsshops focus focus on on local local to:to: thethe cohesive cohesive engagement engagement YorkYork City City median median less;less; residentresident needs; needs; •• communitycommunity ofof the the urban urban design design •1/3•1/3 of of total total moderate moderate •an•an additional additional component component •• preservationpreservation of of these these educationaleducational and and projectproject with with the the existing existing incomeincome residences residences for for ofof affordable affordable rental rental shopsshops in in perpetuity perpetuity recreationalrecreational pursuits pursuits neighborhood,neighborhood, even even where where familyfamily of of four four between between residences,residences, as as defined defined byby preventing preventing their their •• addedadded affordable affordable aa change change of of immediate immediate scale scale 121%121% –180% –180% of of New New inin column column 7, 7, may may combinationcombination with with rentalrental housing housing isis proposed proposed YorkYork City City median median bebe added added in in lieu lieu of of adjacentadjacent larger larger shops shops •• addedadded senior senior citizen citizen aa contribution contribution to to a a housinghousing communitycommunity facility facility

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page 17 II The As-Of-Right Scheme No Opportunity For An Extended Park

GORMAN PARK

page 18 image: development planning & design inc. II The New-strategy Scheme Opportunity For An Extended Park

GORMAN PARK

page 19 image: development planning & design inc. II The As-Of-Right Scheme No Opportunity For An Extended Park

GORMAN PARK

page 20 image by: development planning & design inc. II The New-strategy Scheme Opportunity For An Extended Park

GORMAN PARK

page 21 image by: development planning & design inc. III The New-strategy: 1: Renovating Gorman Park A Safer Park, An Active Park, An Accessible Park, A Diverse Park

RENOVATING GORMAN PARK: A NEW URBAN NEIGHBORHOOD PARK • Open up areas within the park: introduce activities draw people into the park increase safety • Increase plant diversity within the park. • Offer an abundance of benches in the park and along it’s edges. • Design ramps to be handicapped accessible, wherever possible. • The design team around Diana Balmori plans to be engaged in discussions with the NUC Parks Department while working on the design of the new park - this simultaneous approach ensures the design develops along the preferences of the City’s Parks Department. Satelite image from: www.bing.com

page 22 III The New-strategy: 2: Maintaining Gorman Park Keeping The Park Clean, Save, And Maintained

GORMAN PARK

PROVIDE MAINTENANCE FOR THE UP-KEEP OF GORMAN PARK • Maintenance for Gorman Park provided by the Tryon Center Development, in-perpetuity. image: development planning & design inc.

page 23 III The New-strategy: 3: An Opportunity For An Extended Gorman Park NEW-STRATEGY SCHEME: A New Park + A Renovated Park

image: development planning & design inc. CONNECTING GORMAN PARK WITH A NEW PUBLIC OPEN SPACE IN TRYON CENTER • If Quadriad will be permitted to build the New-strategy scheme with a low base as intended, new public open space above the retail/community center level can be designed to connect with the newly renovated Gorman Park to one larger,

recreational landscape. This will not be possible with a high-base scheme. page 24 III The New-strategy: 3: An Opportunity For An Extended Gorman Park NEW-STRATEGY SCHEME: A New Park + A Renovated Park

Residential Tower Above

Entry Lobby At Park Level

image: development planning & design inc. CONNECTING GORMAN PARK WITH A NEW PUBLIC OPEN SPACE IN TRYON CENTER • If Quadriad will be permitted to build the New-strategy scheme with a low base as intended, new public open space above the retail/community center level can be designed to connect with the newly renovated Gorman Park to one larger,

recreational landscape. This will not be possible with a high-base scheme. page 25 III The New-strategy: A Possibility For Gorman Plaza Opportunity for An Urban Plaza And Pedestrian Connections, Down To The Subway + Up To The Park SUBWAY

PARKING

UP+DN

DN

COMMUNITY RETAIL

LARGE SCALE RETAIL GORMAN PARK

GORMAN FAIRVIEW AVE PLAZA

BROADWAY

SITE PLAN AT GRADE

COMMUNITY RETAIL

image by: development planning & design inc. CONNECTING GORMAN PARK WITH A NEW PUBLIC OPEN SPACE IN TRYON CENTER • If the city and the community is in support, a new Gorman Plaza could be created, becoming a new center point to go down

to the subway, up to the park, or straightW 190th STREET to community stores. In this case, also mechanical transportation could help connect

the various levels. page 26 III The New-strategy: A Development That Creates and Sustains a Park SUMMARY: Renovating Gorman Park, Maintaining Gorman Park, Extending Gorman Park

1 RENOVATING GORMAN PARK: A NEW URBAN NEIGHBORHOOD PARK • Open up areas within the park: introduce activities draw people into the park increase safety • Increase plant diversity within the park. • Offer an abundance of benches in the park and along it’s edges. • Design ramps to be handicapped accessible. • The design team around Diana Balmori plans to be engaged in discussions with the NUC Parks Department while working on the design of the new park - this simultaneous process ensures the design develops along the preferences of the City’s Parks Department.

2 MAINTAINING GORMAN PARK • Maintenance for Gorman Park provided by the Tryon Center Development in-perpetuity.

3 CONNECTING GORMAN PARK WITH A NEW PUBLIC OPEN SPACE IN TRYON CENTER • If Quadriad will be allowed to build the New-strategy scheme with a low base as intended, new public open space above the retail/community center level can be designed to connect with the newly renovated Gorman Park to one larger recreational landscape. • If the city and the community is in support, a new Gorman Plaza could be created, becoming a new center point to go down to the subway, up to the park, or straight to community stores. In this case, also mechanical transportation could help connect the various levels.

page 27