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C 020397 Zsm CITY PLANNING COMMISSION October 28, 2002/ Calendar No. 1 C 020397 ZSM IN THE MATTER OF an application submitted by The Hearst Corporation pursuant to Sections 197-c and 201 of the New York City Charter for the grant of a special permit pursuant to Sections 81-292 (Subway station improvements) and 74-634 (Subway station improvements in commercial zones of 10 FAR and above in Manhattan) of the Zoning Resolution to allow a 120,501 square-foot floor area bonus in connection with the proposed enlargement of an existing 6-story building on a zoning lot at 959 Eighth Avenue (Block 1047, Lot 36) where major improvements to adjacent subway stations are to be provided in accordance with the provisions of Section 74-634, in a C6-6 District, within the Special Midtown District, Borough of Manhattan, Community District 4. The application for the special permit was filed by the Hearst Corporation on February 15, 2002 to permit the addition of a 36-story tower on a lot occupied by an existing 6-story building, and to allow the maximum permitted floor area ratio to be increased by 3 FAR from 15 FAR to 18 FAR. BACKGROUND The project site is located on Block 1047, Lot 36. It occupies the eastern end of the block bounded by West 57th Street, Eighth Avenue, West 56th Street, and Ninth Avenue. It contains the six-story Hearst Magazine Building, a New York City Landmark, which has been the headquarters of Hearst since it was constructed in 1928. Immediately adjacent to the site is the residential 48-story Sheffield Tower. The area is zoned C6-6, which has a base FAR of 15.0. The applicant is seeking a special permit pursuant to Sections 81-292 and 74-634 of the Zoning Resolution (the "ZR") for a floor area bonus of 3.0 FAR. The site is within the Special Midtown Zoning District and adjacent to the Columbus Circle subway station, one of the listed stations in ZR Section 81-292. 1 C 020397 ZSM The site is located at the juncture of Midtown and Clinton, and on the West 57th Street corridor, a major Manhattan through street. The built form in the area ranges from the large commercial and residential towers of Midtown to the east to the low- and medium-rise residential and institutional buildings in the Clinton neighborhood. Directly east of the project site, across Eighth Avenue, is the 26-story Fisk Building, housing mainly arts- and entertainment-related uses. To the north of the Fisk Building is 1775 Broadway (Columbus Tower), which contains the headquarters of Newsweek. With the construction of the 2.1 million-square-foot AOL/Time- Warner Center on the Circle itself, the Columbus Circle area is becoming a significant media district. To the north at Columbus Circle is the Merchants Gate entrance to Central Park. In addition to AOLJTime Warner, which will contain office, hotel, residential, retail, and entertainment uses, including the new home of Jazz at Lincoln Center, significant buildings around the Circle include the Trump International Hotel and Tower, a mix of hotel, residential and retail uses in the converted Gulf and Western office tower, 2 Columbus Circle, the former home of the Department of Cultural Affairs and originally the site of the Huntington Hartford Museum, and 240 Central Park South, a residential tower. PROJECT DESCRIPTION The proposed building would be 42 stories and approximately 595 feet in height, contain 723,000 square feet of floor area, including approximately 17,400 square feet of retail uses on the ground and second floors. Without the bonus, the building could contain approximately 2 C 020397 ZSM 603,000 square feet of floor area. The exterior of the existing 6-story landmark building will be restored and will serve as the entrance of the new building. The building will include both ground-floor and elevated lobbies for office use, and several mezzanine levels containing an auditorium, cafeteria, exhibition space, and meeting rooms. SUBWAY IMPROVEMENTS In exchange for improvements to the general accessibility and security of a subway station through the provision of new connections, additions to or reconfigurations of circulation space (including provision of elevators or escalators) and significant improvements to the station environment by provision for direct daylight access or improvements to noise control, air quality, lighting or rider orientation and satisfactory integration of the street level entryway into the development or enlargement, the City Planning Commission (the "Commission") may grant a floor area bonus, not to exceed 20 percent of the basic maximum floor area ratio pursuant to ZR Sections 81-292 and 74-634. The Columbus Circle station complex was built over time and the different lines and levels are not well-integrated, particularly in terms of circulation and orientation. The proposed package of improvements seeks to remedy the circulation problems and to make the station for the first time handicapped-accessible. Proposed Improvements The applicant proposes to make the following improvements to the Columbus Circle station: C 020397 ZSM 1. Construct and maintain three elevators compliant with the Americans with Disabilities Act ("ADA") Elevator #1: 3-stop ADA elevator from IND mezzanine to downtown ND platform and downtown IRT platform, located by the top of the ramp on the southern station mezzanine; Elevator #2: 2-stop ADA elevator from IND Lower Mezzanine to uptown IND platform, located on the southern side of the mezzanine; Elevator #3: 2-stop ADA elevator from IND Upper Mezzanine level to uptown IND platform, located on the northern side of the mezzanine; 2. Construct a ten-foot-wide stair between uptown IND platform and IND mezzanine level; 3. Reconfigure the turnstile array from its current dog-leg configuration to a straight line, and relocate control booth at the 58th Street Lower Mezzanine; 4. Relocate southerly end-of-platform stairs from both the downtown and the uptown lRT platforms to the Lower Mezzanine; 5. Relocate and reconfigure mid-mezzanine stairways to improve circulation between the mezzanine and platforms; 6. Relocate existing stair P4 between the Lower Mezzanine and the downtown IRT platform on the southern side on the mezzanine; 4 C 020397 ZSM 7: Construct a new stair between the Upper Mezzanine MT downtown platform and the downtown IND platform; Construct new stair from Lower Mezzanine to IND northbound platform ; and Construct new subway entrances within the restored base of the Hearst Magazine Building. This package was given conceptual approval by New York City Transit on November 27, 2001 (with a 40-inch escalator instead of the ten-foot stair in item 2), and final approval on October 25, 2002.. Landmarks Approval The proposed tower would be constructed on top of the existing Hearst Magazine Building, a six-story structure designed by Joseph Urban and built in 1928 for William Randolph Hearst. The Hearst Building is a designated New York City Landmark. When it was designed, it was contemplated that a tower would be placed above the base, but the 1929 Stock Market crash halted plans for the addition. The proposed building and a restoration plan for the landmark was granted a Certificate of Appropriateness by the Landmarks Preservation Commission on November 27, 2001. 5 C 020397 ZSM ENVIRONMENTAL REVIEW This application ( C 020397 ZSM) was reviewed pursuant to the New York State Environmental Quality Review Act ( SEQRA), and the SEQRA regulations set forth in Volume 6 of the New York Code of Rules and Regulations, Section 617.00 et. seq. and the City Environmental Quality Review (CEQR) Rules of Procedure of 1991 and Executive Order No. 91 of 1977. The designated CEQR number is 02DCP031M. The lead agency is the City Planning Commission. The City Planning Commission conducted a coordinated environmental review with the New York City Industrial Development Agency (DDA), in connection with the applicant's request for approval of financial incentives by the IDA. It was determined that the proposed actions may have a significant effect on the environment and that an environmental impact statement would be required for the following reasons: 1 The proposed actions would result in approximately 858,557 gross square feet of commercial development and approximately 20,000 gross square feet of retail development which could alter existing land use patterns by introducing new commercial and retail uses to the area. 7. The proposed actions would result in approximately 858,557 gross square feet of commercial development and approximately 20,000 gross square feet of retail development. This has the potential to alter economic conditions in the area. 3. The proposed actions would result in approximately 858,557 gross square feet of commercial development and approximately 20,000 gross square feet of retail 6 C 020397 ZSM development that would introduce a new population of workers which could potentially increase demand on community facilities. The proposed actions would bring additional workers and visitors into the area which could place additional demands on available open space resources. The proposed actions would result in the construction of an approximately 595 foot tall building on a site south of West 59th Street which could potentially cast shadows on Columbus Circle and Central Park, therefore, requiring an assessment of potential shadow impacts. The proposed actions would result in new construction which could result in soil disturbance in archaeologically sensitive portions of the affected area, and could affect the context of existing historic structures in the area. The proposed actions would result in a 42-story office tower which would differ from existing urban design elements in the affected area, and may alter the urban design character and visual resources of the surrounding area. The proposed actions would result in new commercial and retail development which could alter existing neighborhood character by affecting urban design, noise, traffic, socioeconomic conditions, and historic resources.
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