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04 Bridgemarket CHAPTER: 2 Bridgemarket BRIDGEMARKET NEW YORK, NEW YORK SILVER medal winner 2003 Rudy Bruner Award for Urban Excellence 2003 R U D Y BRUNER AWARD3131 31 INTRODUCTION Creative Community Building Creative Community Building: 2003 Rudy Bruner Award for Urban Excellence Bruner Foundation, Inc. Jay Farbstein FAIA, PhD with Emily Axelrod, MCP; Robert Shibley, AIA, AICP; and Richard Wener, PhD 2003 Rudy Bruner Award for Urban Excellence 2003 R U D Y BRUNER AWARD iii BRUNER FOUNDATION Creative Community Building Graphic Design CDG Caronchi Design Group 27500 Riverview Center 202 Bonita Springs, FL 34135 www.caronchi.com or [email protected] Library of Congress Control Number: 2002104398 ISBN: 1-890286-05-2 ᭧ Copyright 2004 by the Bruner Foundation 130 Prospect Street Cambridge, MA 02139 All rights reserved. No part of this book may be reproduced, stored in a retrieval system or transmitted in any form or by any means, electronic, mechanical, photocopying, microfilming, recording or otherwise, without the written permission from the publisher. iiiiii 2003 R U D Y BRUNER AWARD SILVER MEDAL WINNER Bridgemarket 3232 322003 R U D Y BRUNER AWARD CHAPTER: 2 Bridgemarket BRIDGEMARKET AT-A-GLANCE WHAT IS BRIDGEMARKET? BridgeMarket is a commercial development located under the Manhattan end of the Queensboro Bridge. The project includes: J An adaptive reuse and restoration of a grand and important historic space beneath the landmarked Queensboro Bridge; J A restaurant seating 900 people (Guastavinos); J A high-end housewares and furniture store (Conrans); J A supermarket (Food Emporium); J A public plaza and garden. MAJOR GOALS OF BRIDGEMARKET J To return an important space to the public realm; J To stimulate economic growth in the area surrounding the Queensboro Bridge; J To repair what had been an urban gap between the neighborhoods of Sutton Place to the south and the Upper East Side to the north; J To continue the public pathway along 59th St. to the East River and along First Avenue between 59th St. and 61st St. 2003 R U D Y BRUNER AWARD3333 33 SILVER MEDAL WINNER Bridgemarket PROPROJECJEC PROT JEC CHRONOLOGOGYYY OG 1908 1973 Queensboro Bridge opens to traffic. The area under the The City approves a resolution to lease the area under the bridgecreated by the Guastavino arches is used as a market bridge to American Cinematheque for a $6.5 million film for farmers bringing goods in horse-drawn carriages over the museum and exhibition center – but the proposal could not bridge from Long Island. find financing. 1930s 1975 Market closes as the bridge is taken over by the New York Another proposal is unveiled, this time for a $2 million, two- City Department of Transportation. The area under the bridge story international fair of food stores, movies, restaurants and becomes a site for DOT sign shops and parking. boutiques, which foundered after community opposition. 1972 1977 Office of Midtown Planning and Development undertakes the Developer Harley Baldwin responds to a Public Development Queensboro Bridge Area Study to formulate policies and design Corporation (PDC) request for proposals and wins with his proposals for the use of land and public facilities in the area plan to create a European-style marketplace. Baldwin hires bounded by 52nd Street, 66th Street, Park Avenue and the Hardy Holzman Pfeiffer Associates (HHPA) to create a plan waterfront. modeled after world marketplaces. The Sutton Area Community Association (SAC) opposes the plan. Community Board 6 again rejects New York City Landmarks the BridgeMarket proposal Preservation Commission 1995 1979 approves revised design Queensboro Bridge opens to Harley Baldwin brings Sheldon traffic. Area under the bridge Gordon into a partnership 1981 1908 Queensboro is used as a market Bridge Area Study 1972 Lease is signed by New York City DOT BridgeMarket Associates begins restoration 1997 1983 Sutton Area Community files suit 1988 BridgeMarket opens Developers agree 2000 to the public 1989 to scale down the project Construction begins with a 1930 Market closes 1987 gala groundbreaking Developer Harley Baldwin 1977 responds to RFP 3434 342003 R U D Y BRUNER AWARD CHAPTER: 2 Bridgemarket 1978 1985 The project is approved by all relevant city government bodies The Department of Transportation begins repairs on the upper and the city’s General Services Department enters into a lease level of the bridge, preventing the project’s excavation work from with the PDC and a sublease to Harley Baldwin. SAC and proceeding. local area politicians fight the proposal that is “killed” by the 1986 New York State Assembly’s Committee on Cities, claiming the The Landmarks Preservation Commission holds a public hearing city would collect too little revenue from Baldwin. Later in the for review of a modified plan that is larger and more ambitious year the City Council again approves the BridgeMarket plan. than the original. Concerns are expressed by preservationists that 1979 the changes are too elaborate and would obscure too large a Community Board 6, which includes Sutton Place, again rejects portion of the bridge. Following modifications that reduced the the BridgeMarket proposal. In response to New York State size of construction, the plan is approved. Assembly concerns, the lease is changed to increase the rent 1987 the city would collect to $80,000 for the first year, increasing Construction on what is now a $35 million plan begins with a to $340,000. The project is opposed by local state senator gala groundbreaking ceremony. Completion scheduled for late Roy Goodman and continues to be stalled in the State 1988. Assembly. 1988 1981 Demolition, excavation, and much of the cleaning has been Harley Baldwin brings Sheldon Gordon into a partnership as completed when The Sutton Area Community files suit against BridgeMarket Associates. Together they renegotiate the lease BridgeMarket Associates, alleging that the excavated space is with the PDC. greater than that reviewed in public hearings. Because of the suit, 1982 developers are unable to obtain needed title insurance, causing City legal counsel determines that state approval is not needed. lenders to suspend financing and construction to stop. A new 50 year lease is approved by the Board of Estimate and 1989 passed by the City Planning Commission, the City Art Through negotiations with the Public Development Corporation Commission, the Landmarks Preservation Commission (LPC), and the neighborhood association, the developers agree to scale the Manhattan Borough Board, Community Boards 6 and 8, down the project by providing less commercial space and more among others - a total of 19 city agencies, plus the New York public space. After delays and cost overruns Baldwin steps aside State Legislature. The plan is endorsed by interested non-profits and gives the managing role to Gordon, who successfully including the New York Landmarks Conservancy and the renegotiates the $28-million construction loan and finds a lender Municipal Arts Society. who will provide permanent financing. 1983 1990 Lease is signed by BridgeMarket Associates, which receives a City threatens to cancel lease due to non-payment of rent $23 million construction loan from Teachers Insurance and by developers. Annuity Association. 2003 R U D Y BRUNER AWARD 353535 SILVER MEDAL WINNER Bridgemarket KEY PARTICIPANTS 1991 BridgeMarket is stalled due to a dramatic downturn in the (those interviewed indicated with an asterisk)* real-estate market, which leads to a restructuring of the project to involve three commercial tenants. Public Agencies 1992 New York City Economic Development Corporation: To eliminate dangerous conditions, Economic Development Janel Patterson*, Vice President Corporation (successor agency to PDC) uses some the $500,000 Robert Balder*, Executive Vice President completion bond put up by developer to fill in the excavation Mel Glickman*, Vice President with several hundred thousand cubic feet of material. Landmarks Preservation Commission: 1994 Jennifer Raab*, past Chair New York State Court of Appeals rules against SAC, saying Brian Hogg*, Chair of Preservation Department that Board of Estimate approval is not needed for the change in the plan. NYC Dept of Transportation: 1995 Tom Cocola*, public relations The New York City Landmarks Preservation Commission unanimously approves revised designs calling for a 90,000 New York State Senate: square-foot complex with commercial space at ground level, Former Senator Roy Goodman and a steel-and-glass building on a public plaza. SAC continues its opposition, saying plans cover view of bridge. Architect/Designer 1997 Hardy Holzman Pfeiffer Associates: The New York City Department of Transportation begins restoration of the stonework and tile vaults. Hugh Hardy*, Principal; Pamela Loeffelman* (with Perkins Eastman Architects at the time of the interview) 1998 Conran Holdings files suit saying developers violated agreement Conran and Partners: by bringing in A&P-owned Food Emporium, a group they felt Sir Terence Conran. did not have a strong enough reputation for quality. Construction Manager: 1998 Sciame Construction, Inc. Frank Sciame*, President Construction and permanent financing are arranged and a groundbreaking ceremony is held for the start of new construction. Stanley Goldstein, PC: Stanley Goldstein*, Structural Engineer 2000 BridgeMarket opens to the public. 363636 2003 R U D Y BRUNER AWARD CHAPTER: 2 Bridgemarket Fisher Marantz Stone, Inc.: Community Board 6: Paul Marantz*, Lighting Designer Toni Carlina, Chair* Landscape
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