Seward Park August 1956 Q) CM 0-I A-> :T E-> ~ 0-> 3,-) ;Li).{ ~ ~

SEWARD SLUM CLEARANCE PLAN UNDER Tl

Original

City Planning Commission: August 14, 1957 (CP-13402) Board of Estimate: August 22, 1957 (Cal. No. 23)

Urban Renewal Plan Seward Park August 1956 Q) CM 0-i a-> :t e-> ~ 0-> 3,-) ;li).{ ~ ~

AUGUST 29, 1956

location ------ 6 redevelopment plan ·-- 8

proposed development .__ 13 effect on area ·------31

demonstration of blight ___35 relocation plan -·--- ·_____ SI appendices ·------·60 REPORT TO MAYOR WAGNER AND THE BOARD OF ESTIMATE BY THE COMMITTEE ON SLUM CLEARANCE

The Seward Park Slum Clearance Report is the The South Village project is no longer under con 17th proposed Title I project reported on. The pre sideration for Title I assistance. ceding sixteen projects were: The original Washington Square South project has been dropped as such and replaced by the Wash Corlears Hook ingto n Square Southeast project which covers about Harl em one-half of the originally proposed Washington North Harlem Squ are South project area. West Park (Manhattantown) The Williamburg project is complet ely ina ctive. Morningside-Manhattan ville Columbus Circle A report on Lincoln Square was completed re Fort Greene cently and is being processed with various city Pratt Institute Ar ea agencies. New York University-Bellevue The Committee has conferred recently with the Washington Square Southeast Administrator of the Housing and Home Finance Agency, a general understanding Delancey Street and has been reached under which additional allocation will South Village an be Washington Square South mad e to the City, which will permit the preparation for approximately IO itional project Williamsburg of plans add areas in the City New York. the basis of the Seaside Rockaway of On Lincoln Square program envisaged during such meeting, $77,500,- 000 of Federal funds heretofore allocated and re The Committee on Slum Clearance was appointed served to the City of New York under 1949 and on December 1 7, 1948 to study and expedite specific I 954 Hou sing acts, will be increased to a total of slum clearance projects by private capital under $140,000,000. The City's share of the present pro anticipated Federal law, later enacted as Title I of gram is provided in capital budget allocations of the Housing Act of 1949. We made a preliminary $41 ,000,000 to meet acquisition and other costs, report on July 4, 1949 and were instruct ed to con and a $10 ,000,000 revolvin g capital fund required tinue our studies and prepare a definite program for for temporary financing prior to receipt of F ederal public discussion. On January 23, 1950 a further grants and complete payment from the sponsors. interim report was mad e outlining the problems , and The City provides for the future program through recommending specific projects for further inv esti allocation of $ I 0,000 ,000 per year in the capital gation. From time to time we submitted reports on bud get program. completed redevelopment plans recomm e nding ap AU litigation a ttacking the slum clearance pro proval of specific projects. gram has now been settled. The entire New Yark The ten fust mentioned projects have been ap City progra m has been adjudicated legal and con proved by the City and Federal governments and are stitutional by all Stat e and Federal courts. under capital grant contract. Planning funds have In the first ten projects, the land has been acquired been advanced by the Federal Government to make by the City and resold to responsible builder s who desirable revisions in the redevelopment of the are engaged in carrying out the relocation of tenants Delan cey Street project, originally proposed in and demolition of buildings . Construction is almost 1951, and for studies of Park Row and Hammels complete on the Corlears Hook project and initial project areas. occupancy of the apartments took place in Novem A report on Seaside Rockaway was completed in ber 1955 . Th e Triborough Bridge and Tunnel October 1954, but is being held in abeyance pending Authority has completed construction of the completion of the Hammels report so that both New York Coliseum at Columbus Circle which was proj ects can be processed at the same time. opened on April 28, 1956. Construction of the

1 ~ ~ Q..> ~ ii)> e,..> housing section of the Columbus Circle project can be measured by the 9,000 acres of recognized commenced this Spring. slums which cannot be eradicated by the ordinary ~ Construction has started on the Morningside private, speculative building. The present program e--> Manhattanville project, Kingsview Homes section of public and quasi-public housing completed , un ~ of the Fort Greene project, the educational section derway and scheduled, will clear approximately ~ of the Pratt Institute project, North Harlem project, I ,400 acres by 1956. Obviously , private capital ~ and the commercial areas of the Harlem and Pratt must be brought into the picture on a larger scale if Institute area projects. The West Park, Harlem we hope to escape a tremendously enlarged public ~ and North Harlem projects have been ready to pro housing program. ·~ ceed with the residential construction for some time ~ Following is a review of the law and procedure: but were held up by enactment of the Housing Act ~ of 1954, promulgation of the rules and regulations, Title I of the National Housing Act of 1949 pro ~ and issuance of mortgage commitments by FHA vides that any loss incurred by a city or local agency ~ under such act. In a large measure, due to the efforts acquiring and clearing slum sites and making them ~ of this Committee, the first commitment, nationally, available for private redevelopment will be shared was issued by the FHA under the provisions of Sec two-thirds by the Federal Government and one-third ~ tion 220 of the National Housing Act of 1954 for by the local government. To enable the City to pro ~ the North Harlem project. Building loans for the ceed with this program, this Committee advanced, ·~ construction of the first three buildings have been and the State Legislature, at the request of the City ~ closed and the construction of the foundations is Administration , adopted Chapter 784 of the Laws .v well advanced. The FHA has issued a commitment of 1949, Local Law No. 104 of 1949, amending ~ to finance the construction of the first building on Section C41- I .O of the Administrative Code, autho the West Park project, and is processing the appli rized the Mayor to execute Federal slum clearance ~ cations for two more apartment buildings on this contracts. To remove completely any further doubts ~ project which should be forthcoming soon. The of our authority to take advantage of the Federal V sponsors of the Harlem project, the rental housing Law, at the request of the Federal Housing and V in the Fort Greene project, and the housing section Home Finance Agency , the City Administration re ~ of the Pratt Institute project, are processing applica quested, and the State Legislature adopted Chapter µ tions for mortgage commitments with FHA which 799 of the Laws of 1950, which amended Section should be forthcoming within the next two or three 72k of the General Municipal Law. w months. The sponsors of the housing section of the Briefly, the procedure under the Federal, State w NYU-Bellevue project and the Washington Square and local legislation is to present the data analyzing V Southeast project are presently negotiating with these slum areas to establish eligibility under State ,!,;J several financial institutions for conventional build and Federal Law for clearance and redevelopment v ing loans. for new public and private facilities mainly devoted V The total expenditure the Federal Govern by to housing, but including also, if and where desir V ment , City and private sponsors for the first men able, business and manufacture. A comprehensive tioned ten projects will ~pproximate $350 ,000,000 plan for the redevelopment of each area must be C> and the estimated total expenditures for the projects prepared and approved by the City Planning Com V in planning and to be planned in the near future , mission and the Board of Estimate on behalf of the V approximates $830,000 ,000 , for a total expenditure City, and by the Administrator of the Housing and ._.. by the Federal and City governments and private H ome Finance Agency of the Federal Government. ,-> sponsors of over $1, 180,000,000. This redevelopment will then be subject to an agree b.> This field is relatively new, and the processing ment between the City and Federal governments procedures are slow and cumbersome. Neither Fed under which the Federal Government will absorb ~ eral nor Municipal funds are available in sufficient two-thirds of any loss incurred in acquiring and ~ volume to do more than blaze a way for a larger making a site available, and the City, one-third. I.,> future program. The size of New York's problems Provisions of the Federal law include in project ~ ~

2 costs, site acquisition and clearance and construc stead sound, permanent reuse areas for housing and tion of various site improvements such as utilities community facilities, taking advantage of the loca and public facilities, as well as the planning ad tion in the Borough of Manhattan , City of New vanc es already provided. To induce private in York. The site is well located near rapid transit. vestors to redevelop these sites, losses will be A market analysis by the Committee's Real Es incurred in offering the property for sale or lease. tate Consultants indicates that a $33.50 per room Normally, it is anticipated these losses would rep month ly rental is feasible in this area. Such a rent resent the value of the existing old buildings. would barely ,carry apartment constru ction costs on Tenant relocation, the cost of which will be borne a full tax-payin g basis at today's prices for build by the developers, will be under control of the Board ing construction. The land value which such apart of Estimate through this Committee and the City ments would support at this rental would be $2.SO Bureau of Real Estate. Tenant relocation offices will per square foot. be established on each site and site tenants will be A definite pioposal comes from an experienced and qualified cooperative housing group, which ·is interviewed as to their needs and preferences . Ex perienced and reliable real estate firms are available a n outgrowth of the cooperatives which constructed East River Hou ses, Hillman Houses, the Bron x Co will be employed the Director Bureau and by of the operative Amalgamated Houses, and most recently of Real Estate. the Cor lears H ook project. All of the foregoing have Low income site tenants will have priority in the had the benefits of partial tax exemption for a lim housing constructed under the Federal public hous ited term of years. The terms of exemption for two ing program and in other housing under the jurisdic of these projects have recently expired, so they now tion of the New York City Housing Autho rity. Site pay full taxes. Under such a basis of partial tax tenants whose incomes are too high for entry into exemption the average monthly carrying charge as subsidized low rent public housing, but whose in proposed would be about $20 per room. comes are not sufficient to pay the cost of modern This proposed redevelopme nt is recommended by private housing , will have priority in the no-cash the Comm ittee, and comprises the erection of non subsidy projects now in operation and in the future profit cooperative housing for abou t 1,700 families program of approximately 16,000 additional dwell of the low middle income group; also a commercial ing units proposed for this program to meet the building , office building, stores, shopping cente r, needs of lower middle income families. The site garages, gardens and p laygrounds. tenants have priority in all the dwelling unit s being The Committe e has received an offer of $ 2. SOper constructed under the Title I slum clearance pro square foot from the United Hou sing Foundation, gram throughout the City, including both the tax Inc., whose members consist of a federation of co exempt cooperat ives and the fully private develop operative organizations, labor union s an d other non ments where their income status will permit. In profit organizations , which propose s to organize a addition, they will receive special consideration for corpora tion pursu ant to the provisions of the Rede admission to other tax exempt or pa rtially tax ex velopment Companies Law and wou ld be operated empt developments througho u t the City. Every on a non-profit cooperative basis. It is expected that assistance will be given to tenants displaced by as the project is developed , labor unions would par Title I projects. ticipate in the sponsorship and mortgage financing of the project . The Seward Park area was selected because of its The Committee recommends that the Board of blight and nuisance <:onditions, and high density of Estimate approve the redevelopment plan outlined occupancy. Dwelling accommodations in the area herein and the report of the City Planning Com are substandard. The high land coverage of old mission, and that the Committee be authorized to buildings presents both health and fire hazards. apply to the Housing and Hom e Finance Agency This project is part of the overall plan to elimi for approval of the plan and the grant under Title I nate substand ard areas in the City and create in their of the National Housing A ct of 1949, as amended. ROBERTMOSES, Chairman City Construction Co-Ordinator and City Planning Commissioner

THOM.AS J. SHANAHAN , Vice Chairma n BERNARD J. GllLROY, Vice-Chairman, New York City Housing Authority Commissioner, Department of Buildings

JAMES FELT, ROBERT G, McCULLOUGH, Chairman , City Planning Commission Chief Engineer, Board of Estimate

3 HOUSING AND HOME FINANCE AGENCY OF THE UNITED STATES

ALBERT M. COLE, Administrator JAMES W. FOLLIN, Commissioner, Urban Renewal Administration

BOARD OF ESTIMATE OF THE CITY OF NEW YORK

ROBERT F. WAGNER, Mayor LAWRENCE E. GEROSA, Comptroller ABE STARK, President, The Council HULAN E. JACK, President, Borough of Manhattan JAMES J. LYONS, President, Borough of The Bronx JOHN CASHMORE, President, Borough of Brooklyn JAMES A. LUNDY, President, Borough of Queens. ALBERT V. MANISCALCO, President, Borough of Richmond

COMMITTEE ON SLUM CLEARANCE

ROBERT MOSES, Chairman, City Construction Co-Ordinator and Planning Commissioner THOMAS J. SHANAHAN, Vice-Chairman, New York City Housing Authority JAMES FELT, Chairman, City Planning Commission BERNARD J. GILLROY, Commissioner, Department of Buildings

ROBERT G. McCULLOUGH, Chief Engineer, Board of Estimate ·, GEORG.E E. SPARGO, Assistant to Chairman WILLIAM S. LEBWOHL, Director

CONSULTANTS

SKIDMORE, OWINGS & MERRILL, Architects-Engineers and Coordinating Architects H. J. JESSOR, Architect CHARLES F. NOYES COMPANY, INC., Real Estate Consultants WOOD, DOLSON COMPANY, INC., Real Estate Consultants

4 , '

SLUM CLEARANCE PLAN ~ - .:> ~ LOCATION ~ e-> As shown on the accompanying map, the project v is part of A rea M- 16 of the Master Plan for Clear V. ance and Development , located in the Lower East v Side of Manhattan. ~ The site is bounded by G rand Street to the north , Ahearn Par k to the east, East Broadway to the V. south , Seward Park and Athletic Field and Essex tr-? Street to the west. Adjoining the site on the north is an area scheduled to be cleared for a T itle I Proj ~ ect. T o the east are New York City housing and the newly completed Title I Corlears H ook Projects. To j the south are Vladek Houses, which are expanding, V and the new LaGuardia H ouses are now under con struction. T o the west is Seward Park and an area v of several blocks scheduled to be cleared for redevel ~ opment, as are the blocks to the north of the project up to Delancey Street . "'"'"'~ v v ~ NO Ft 120

ISLANDD\ -~

N s

• CITY OF NEW YORK CITY PLANNING CQMMISSION ATLANTIC AS PART OF THE MASTER PLAN RS-5, SECTIONS CONTAINING AREAS FOR DEVELOPMENT e, 0 CE A N RE OEV ELOPMENT. LEGEND 10 SECTION CONTAINING SUB STANDARD 8, UN SANITARY AAEAS SUITABLE FOR CLEAR ANCE, REPLANNING, RECON STRUCTION a REHAB ILIT A TION FOR PREDOMlNANTLY RESIDENTIAL USE. SECTION CONTAINING PREDOM INANTLY VACANT AREAS SUITABLE FOR PRE DOMINANT LY RESIDENTIAL USE. HOUSING OR REDEVELOPMENT PROJECT. TITLE I HOUSING OR REDE - VELOPMENT PROJECT. INDICATES INDIVIDUAL SEC -0- TIONS. ~ ~ - ~ ~ v ~ ~ REDEVELOPMENT v v ~ PLAN v v Vo general statement v land use map v V. boundary map ~ ~ proposed zoning v .,.,,,., ~ 1. General Statement: See page opposite. Seward Par k Athletic Field of Block 31 I ~ 2. Technical description of the project: The Proj 3. Land Use Map (o n page 10) y ect Area is situated in the Borough of Manhatta n To/al, ~ of the City of New York and is described as fol Areas: (in Ac res ) .y lows: Housin g 8.69 ~ Beginning at the corner formed by the intersec Commercial ~ tion of the nor therly line of G rand Street with the Stores 1.63 ~ westerly line of Essex Street, Loa ding A reas .30 .1 7 Running thence eastward along said northerly Commercia l Bldgs. ~ Office Bldg. . 10 ~ line of Gran d Street, crossin g Norfolk, Suffolk, Clin Ope n Sp ac e I.OS ..),) ton, A ttorney , Ridge, P itt and Willett Street s to a Total 3.25 point opposite the easterly t-ip of Ahearn Park, Institutional . 19 ~ Running thence southeastward in a direction per ->-' pendicular to th e southeasterly line of East Broad Park ,.).> way, Sewa rd ad d ition .36 Running thence southwestward along the said Ahearn (relocated) .09 ~ southea sterly line of East Broadway, crossing Scam Total .45 _).> mel, Gouve rneur, Mon tgomery, Clinton and J effer TOTAL I 2.S8 ,).> son Streets to its point of int ersection with the w est 4. Bounda ry Map (on pag e 11) -J.> erly line of Jefferson Street, ,p S. Prop osed Zon ing Map (on page 12) Runn ing thence northwestwa rd and north along ~ said westerly line of J efferson Street to its intersec 6. The maximum population density shall be 556 ~ tion w ith the northw ester ly line of Division Street, persons per net residential acre. The population Running thence northeastward alon g said north density shall be based upon the following ratio: :J.> ~ west erly line of Division Stree t to its intersection 3 room apart men ts 2 persons; with the westerly lin e of Suffolk S treet, 31/2 room apa rtmen ts 2 persons; ~ Runn ing the nce northward along said westerly 4 room apartments 2 persons ; ~ line of Suffolk Street to its intersection with the 41/2 roo m apar tm en ts 4 persons; ~ sou therly line of Hester Street, 5½ room apart m ents 6 persons. ~ Run ning thence westward alon g said south erly 7. Th e maximu m building ave rage of net residen -)I line of Hester Street to its intersection with the tial area shall not exceed 26 % . ); westerly line of Essex Street, Run ning thence northwa rd along said wes terly 8. Th e height , set back and other building requir e L); line of Essex Street to the point or place of beg in ments shall be within the limitations and require ,., ning. ments of the zoning indicated on the proposed Exclud ed from this area are the following proper zon ing (Item # 5 above ). There sha ll be provided ties: parking spaces equa l in number to 20% of the f'" Ta x Lot 31 of Block 285 dwelling units in accordance with the zoning pro r. Tax Lot 4 5 of Block 286 posed for this site. t' ,r

,,, 8 ~ I

.I GENERAL STATEMENT

The following 1s the general statement on the Conformity to General Plan: project. (a) Land Uses Limitations on Changes: The redevelopment plan for this area conforms No increase in density or change in land use shall to the general plan for the City as a whole and the be made for a period of 40 years except upon the land uses for the area in which the project is located approval of the Board of Estimate of the City of are consistent with such plan. New York. (b) Streets and Highways Non-Discrimination: The width and location of streets in the area as Under this redevelopment plan and the Contract shown on the Boundary Map are adequate for the for Federal financial assistance with the Housing local traffic and the construction of this project con and Home Finance Administrator , the City cove forms with the street system, existing highways and nants and agrees that ·in the redevelopment of this proposed extensions of the highway system of the project it will not itself effect or execute, and will City as provided by the Master Plan of Arterial adopt effective measures to assure that there is not Highways, & Major Streets as last amended. effected or executed by the purchaser or lessees from it ( or the successors OI interests of such purchasers ( c) Transit Facilities or lessees), any agreement, lease, conveyance or Trnnsit facilities are adequate for the proposed other instrument whereby land in the project area redevelopment of the project area and the rebuilding disposed of by the City is restricted , either by the of the area is compatible with the Transit Improve City or by such purchasers, lessees or successors in ment Program of the Transit Authority included in interest, upon the basis of race, creed or color, in the the Capital Budget and Program adopted by the sale, lease or occupancy thereof. Chy Planning Commission.

Utilities: ( d) Utilities The existing utilities will require changes and en Utilities existing and planned in the project area largement for the purposes of this project. All utili are adequate to support and provide for the pro ties may remain in the beds of the closed streets pro posed redevelopment of the project area and such vided they do not interfere with the redevelopment redevelopment is compatible with proposed im construction and will be preserved and protected by provements and extensions of the utilities system. the builder to the extent necessary or required by the City or the appropriate utility company. The (e) Recreational and Community Facilities City or such utility company will have the right to The redevelopment of the project area is com remove such utilities as are no longer requ ired. p3.tible with the recreational and community facili ties programs and the school programs provide d by Easements: the Capita l Budget and Program adopted by the City Planning Commission. The provisions made are In the contract w ith the redeveloper selected , adequate for the proposed redevelopment. right of access for maintenance, repair or replace ment will be reserved for all utilities, both public (f) Other Improvements and private, which are left in place. The Capital Budget and Program provides for ac Building Requirements : celerated programs in hospital , incinerator, sewage disposal system , health building, school and library Building requirements for the structures to be construction and of other City facilities. The exten~ erected in the retail areas designated on the Land sive Arterial Highway Program is provided for Use Map shall be in accordance with applicable local through City Capital funds, City A ssessab le Im codes and ordinances . provement funds, and State and Federal funds.

9 j _J. K EY CODE NO. ~ WILLETT ST, R 209-d RESIDENTIAL R 240 R 250 R ET AIL R 251 - a ~ R 210-c- l v EXCLUDED FROM PROJECT X Vo ELEVATION DATUM - SEA LEVEL v ~ ~

PITT S T, j -.,..> LAND USE MAP ::t w-.> v v ~ RIDGE + 403 =====:1'l b...?

ATT ORNEY + 40

....,

I c z C "' "'7 •

CLIN TON +3 5 0 CD

I Ifllllfll!l~lV :::~::::::::::::::~::· ' SU FFOLI< t 325

I :11::

SEWARD PARI<

NORF OL K I -t 336

S C AL E

75 0 75 150

u7,,z:;::::W.• - • :,~~,0~f ATHLETIC FIELD W.❖✓»::;:.••:

ESSEX ;, 0 1-32 3 ST. .,. co KEY CODE NO. R 203 o STREETS TO BE CLOSED AND /;:,}, R2 10a S b DEEDED TO DEVELOPER R 209 a R 209 c: t-2-3- 4 PROPERT Y DEEDED TO CITY FOR STREET WIDENING R 2 09 e R 2 40 BOUNDARY LINE R 250 EXCLUDED FROM PROJECT X

___ _ _ ;;i------t' PITT ------ST , ------, I -

I \ , , , 21<1-q a B O U N D A R V \ \ \" MAP '\ \ \ \ \\ \ '\' \ \ \ \ \ \ \ \' I \ ,,\ \ ,' , ,. \ \' ,,,.;' .,,.~ -_-_-__- -__-'_ ..) \ '\ , .....,...,,,,.;_ . o,,.,o ..,,.~..., ' Rl0 0E __ __ s_T.:.. ___ ---._0-t-_,, -:,.------', ~...... ,, ' \ ' \ \ \ ' \ I \ \ \ \ \ \ \\ \ \ \ \ \ \ \ \ . \ ' '\' \ \ \ \ \ ~ \ \ I \ \ ~ \ \ ' '~ \ \ \ ' 9i.'\ ::::::======~1 \ \ A T T ORNEY ST . ' \ IP ------. \ ' \ ...\ \\ \ I \ \. ,., ..,: ,, \ "' \ ,\ , \ \ \ ,\ , ' 0 ,, z ,, I •a: \,' , C,

CLINTO N ======:."' r~ ' " \ I I\ \ I 1 1 \~\ :..:,I I, \\ , 1 "' 11 ' \ I 11 \ \ I 11 \ \ ______., ! _1-1. ______',...,,,

------' \. ______,J SUFF OLK ST. ------,1------..- iw• --- ~ 1 1 JOO' 1 1 11 1 1 11 1 1 I I I ct: l 1 1 1111 I I ► 1 I I : I I I :c I 11 I SEWA R D PA RK I I ------..------j•l tl ORF OLK ------S T.--- -, 226'- 2" S CALE

75 0 75 15 0

ATHLETIC FIELD

ESSEX ST. 11 ~ CODE NO. ~ R • 203- a ~ I R 210 e ~ _J R 2ll a ~ KEY ~ WILLETT ST, RESIDENTIAL I I v RETAIL f™ ~ USE DISTRICT BOUNDARY v

HEIGHT DISTRICT BOUNDARY v

v I PROJECT BOUNDARY v USE DISTIUCT ~ E9 ~ HEIGHT DISTRICT @ v ~ EXCLUDED FROM PROJECT X ~ I I ~ I I I I ~ I I v I ~ RIDGE Vo ~ PROPOSED Vo I i y...> ZONING ~ \}..-' ~ ~ ~TTOFINEY ,- ~ 1 ~ I ~ .~;; ~ ~ II l. I I ~ I I \),..> I I '--I o- ~ CLINTON ,, ------, r·r-;:_-:.===::_ -_-=.= =-::.f = :- _-_·:,::_=:: _-_ -- ,, ~ 1 I ' \ ' \ ~ I I ,-... ,, 1 1 I n \ \ \ ,..1,.,) 1 1 I I\ \ \ \ 1 1 I I \ \ \ \ I I I I \ \ \ \ ~ I I j I \ \ \ \ 1 1 I I \ \ \ \ ~ 1 1 II \ \ \ \ 1 1 II \ \ \ \ ~ I I I I \ ' \ \ I I ------~------11 l!:: : :~ j '\ ,J..) ~1SUFFOLK ------, ' ',,\ ~ ------, I 1 I ~ I I ' I I I ' \ ~ I I I 1 1 w.> 1 1 1 1 l,.'. 1 1 I I I I V 1 1 I I SEWARD PAR!< l..> I ,I ---______------____- I I l.> NORFOLK ~ ~ SCALE ~ 75 0 150 ,,,~ ATHLETIC FIELD ,,,..,

ES SEX ST. __[ PROPOSED

V DEVELOPMENT

site plan aerial view unit plan cost estimates and financial plan utilities-gas, water, sewer, electric

13 ~ ; SITE PLAN ~ ~ a,-?' v ~ ~ ~ I ~ ~ ~ ~ Vo ~ ~ ~ ~ ~ ~ ~ ~ ~ ~

~ I A one or two story shopping center will accom The Site Plan is composed of four apartment ~ I buildings, one-story stores, a one or two story shop modate the usual neighborhood stores such as v ping center, an office building and a commercial butcher, baker, barber, etc., and of course, a self v building . Garage space will be provided under the service food market. These shopping facilities will garden a reas. There will also be playgrounds and not only serve the project families, but the surround ~ nu rsery rooms, comm unity roo ms, etc. In general it ing areas as well. ¥ will follow the pattern of the Corlears Hoo k Pro ject, All business buildings will be serviced by off ~ a non-profit cooperat ive housing development which street loading. ~ occupies the adjacent area to the east, and is the It is also contemplated to erect office and com ~ first Title I project to be built and occupied. mercia l buildings to house a savings bank and pro Two superblocks and a third sma ll block have vide space for business and fraternal organizations ~ been created i n the redevelopment. The orientation is for use by residents of the area. ~ such tha t the two superblocks w ill accommodate the The office and commercial buildings will be situ ~ housing structures, shopping center, stores and office ated at the extreme ends of the project away from ~ bui lding. The sma ll block will be devoted to a com~ the apartment buildings. The stores and shopping ~ mercial building with a park in the eastern portion. center of one and two story heights will not affect :J;,.,> T he apartment buildings will be 20 and 21 stories the light or view of the apartment building occu in height with setbacks on th e uppe r three floors, pants, since the first floor of each apar tme nt build -~ thus prov:iding a sufficient number of dwellin g units ing will be devoted to entrance hall and service .~ on a m inimum of land coverage and making the rooms, the dwelling unit s being placed on the sec -V project econom ically feasible. The coverage by the ond floor upwards. ~ four residential structures will be about I 8 % . There Of the total site area of about 12 acres, about ~ will be 22 dwelling units on each typical floor, result 4 acres will be occup ied by housing and commercial ~ ing in a total number of 1,704 dwelling units for all buildings and about 8 acres by gardens, playg rou nds four apartment buildings. and open spaces. In addition, there are Sewar d Par k ~ On the ground floors of these residential struc and Seward Par k At hletic Field on the western V tures it is proposed to provide nursery and com perimeter of the Project and a park on the eastern 1J. munity rooms; also such necessary facilities as laun end. v dries, ,carriage rooms, bicycle rooms, storage rooms, ~ etc. j,.>, Garage facilities for the tenants will be provided under the garden areas, with access thereto from the ~ main streets surrounding the project. ~ Along Grand Street there will be one-story stores ~ for general trade. ~ "'r': ~ 14 Vr LAND USE

A rem in Square F ect Areas in Acres Total Area to be Acquired by Condemnation 447,980 I 0.28 Total Area to be Acquired by Closing Streets 214,660 4.93 Total Gross Area 662,640 I 5.2 I Area Lost to Street Widening 114,604 2.63 Net Area for Redevelopment 548,036 12.58 Net Residential Total 378,408 8.68 Commercial Stores 71,035 1.63 Loading Areas 13,086 .30 Commercial Buildings 7,200 . 1 7 Office Buildings 4,525 . I 0 Institutional 6.962 .16 Open Space 66,820 1.54 Total 169,628 3.90 Totals 548,036 12.58

SITE PLAN Sq. Ft. Area. Area in Ac.res Housing Areas ¥Net Residential 1 . Area for Redevelop ment 378,408 8.68 " Underground Garages under Garden Courts. Shopping Area Stores 71,035 1.63 Loading Areas 13,086 .30 Commercial Buildings 7,200 . 1 7 Office Buildings 4,525 .10 Institutional 6,962 .16 Open Space 66,820 1.54 2. Area for Redevelop- ment 169,628 --3.90 Total Area for Redevelop ment 548,036 12.58 Land Coverage in Housing Area Apartment Buildings 97,336 2.23 Percentage Covering of Housing Area for Redevelopment By Apartments only 17.7% By Stores only 12.1% By Commercial and Office Building only -2..!.% Total 31.9%

"'Garages-350 cars,

-\S Garages excluded in Land Coverage inasmuch as they are totally under ground.

15 I-' Cl) IT E AN I ll.I :lo:: w ~ ..J ...J 0 I a:: 0 LL LU u.. u.. w t a: ~ a:: 0 en (/) I z en

<' G R A N D l'< r- ______;____;__~

ATHLETIC

FIELD

PLAYGROUND

~ ~

SEWARD PARK X t..l (/) ~ ~ (I) \ ~ 3~ V. .:J ~ ~ ~ ~ ~ ~r m 16 e r i-= Cl)

> w 1- I z w w I a: (!) w I.LI 0 a:: ...J I Q I .J r a:: C/) <(

S T R E E T

PARKING 6 LOADING

HERMAN J. JESSOR ARCHITECT

SKIDMORE , OWINGS 8: MERRILL COORDINATING ARCHITECTS

SCAI-E 50 0 100 150

17 ----·--- _.,.--=;. ~

HERMAN J . J ESSO R· A RCHITEC T

V ~ ·~~ ~ -1"1 -rr 1'1 18 r .,~ ,

-- -- · .,..-.~"'-'•-- --.r~~------·- =;;:._--.=== ==:__-__:======- ~ UN IT PLAN ~ ~ ~ G,.> ~ ~ $-? ~ ~ In developing a practical and economically fea two high speed ( 250 feet per minut e ) automat ic ~ sible plan for the apartment buildings in the Seward elevators ; incinerat ors; two stairs. The elevators ~ Park Area it was necessary to provide a unit plan stop at alte rnate floors, one on the odd floors an d Q..> to fulfill the daily requirements of the families to be the other on the even floors; thus every floor is ci)..> housed. served by a n elevat or and the service is speeded up. 0,.) Th ese families are of the low and middle income The Unit Plan ha§ a total of 22 apartments with 75 groups, wor kers and small business men with a construction rooms. ~ sprinkling of professionals. The proportion of chil The buildings are 20 and 2 I stories in height. T he ~ dren is greater than in the families of the higher in Unit Plan and the height of the buildings are similar ~ come groups and by the very nature of the tenancy, to those u sed in the recently com pleted I.L.G.W .U. o...> the customary household chores and attention to Cooperative Village ( Corlears Hook Project). This ~ children are performed by the mother . They a lso can site is approxi mat ely of the same acreage and by Q..> afford comparat ively short vacat ions and spend adop ting the plan of those buildings , it is possible to most of their summer at home. The apartment lay prov ide the maximum amount of open spa ce giving ~ outs reflect the requirem ents of these families. Pri each apar tmen t ample light and air. @,.> vacy, each room being a separate en tity, pr oper ven T he buildings have been oriented to the poin t of ~ tilation of the apartme nts and outdoor balconies the compass so that every apartment will be ex t)..> fulfill these needs. posed to sunl ight and have the benefit of expansive ~ All rooms are accessible from a central foyer vistas over the City and the East River. without passing through anothe r room, so that com There is no cellar below groun d. Th e lowest floor 9--> plete privacy is obtai ned. T he bathr oom is adjacent at ground level is used for the entranc e lobbies and Q,> to the bedrooms and they a re so arrang ed as to be tenant services. Thu s, the lowest apar tme nt floor is ~ shielded from view from the living a nd dining area s. on the second floor and no apartment interior s are .., The dining area is not incorporated as part of the exposed to the view of pa ssersby at street level. ~ living room, but adjoins the kitchen area. T he feed T e nant services consist of storage rooms, laundri es, Q,,' ing of the children from infancy to ado lescence will perambul ator and wheel toy storage spaces. Main~ i.)-.> therefore be confined to this area and the older mem tenance areas such as port ers' and p:iinters' locker ti).> bers of the family can use the living roo m undis rooms, etc., are provided . Th ere are soci3.l and hobby turbed. room s for children a nd adults, and a nursery with an 0-' Apartments have cross or through ventilation, adja cent enclosed playground. The main lobby on ~ except two of the smaller apartments, thus insuring this floor serves the entire building-th e three cores o.> that the slightest breeze will be taken advantage of --and there is direct access from this lobby to the and the rooms comfor tably ventilated. un dergroun d garages without the need to leave the o.> Ab out 800 of the 1,700 apartm ents have balco~ building. The se lobbies all face toward the sur IJ).> nies or terraces. Th is enables the occupants to relax rounding streets and are reached by paths through 0-,> in the outdoo rs. It is a partic ular boon to elderly landscaped areas. The advantages of this arrange Q...> people and m others with infants. A mother can ment are two fold : the lobbies are visible and acces ~ place her infant on the balcony for fresh air and sible from the street, and the spaces between the @.,> cont inue with her househo ld chores. Many of the building s are therefore privat e garden s. These gar balconies are so a rranged that a window from the dens are fenced and have gates to the streets w hich ~ kitchen opens onto them, so that the mother can are opened in the morning and closed at night. Direct @J wat ch her baby whi le attend ing to other duties . This access to the garden s may be had from the buildings. ~ window also serves as a pass-through to serve food Averag e room sizes are as follows: V to diners on the balcony. V Th e Unit Plan has three cores with various types Kitchen and Dining Alcoves 7'6" X 16'0" V of apartm ents so as to provide for the needs of Bathr ooms YO" x 7'5" diverse families. There are 1, 2 and 3 bedroom apa rt Balconies ( typical) 5'6" x 1216 11 '-" ~ ments. Some o f the one-bedroom apartm ent s have Living Room s l 2'0" x J8 '0" kitchen ettes and are designed for use by elderly or Bedroom s (large ) 15 ~ business coup les who do light hou sekeeping. Th e I 1' 0" x '6" Bedroom s (m edium) I 0'0'' x 1S'0 11 ~ three-bedroom apartme nts have two l;>athrooms, a ~ necessity for the average family of five. Each core Bedrooms ( small) 9'6" X 12'6" ~ serves seven to eight families per floor. There are Foy ers 7'6" X 12'0" r r 20 r I, "

-TYPICAL FLOOR PLAN

SCALE IN FEET 0 5 HI 25

21 APARTMENT DISTRIBUTION I / Apartments per Floor I Apartment Bed 1st 2nd to 1 7th 18th to 20th Total per Types Rooms Floor Floor Floor -----Building 3 Room 1 4 4 4 80 3½ Room 1 6 8 6 152 4½ Room 2 9 9 5 I 68 5½ Room 3 1 - 3 --26 Totals 20 22 18 426

TOTALS FOR SITE Total Apts. w/ Apts. Apts. Apts. Total Apt. Bed Project Per- Constr. Aux'y with with w/setbk. Rental Types Rooms Totals centage Rooms Bathrms. Bale. Terr. Bale. Rooms 3 I 320 18.8 800 0 0 0 0 960 3½ 1 608 35.7 1,824 0 304 16"'"' 16"' 2,304 4½ 2 672 39.4 2,688 24 408 8"'"'"' 16"'"' 3,272 5½ 3 104 6. 1 ----2lQ( I ) 104 0 8"'"'"' -16"'"'- 656 -- 48 7,192 1,704 mo.a 5,832 128"' 712"' 32 If. ½ Room for Rental Count ( 1 ) Additional Construction Room Count y."' I Room for Rental Count 128 Auxiliary Bathrooms Y.¥-¥- 2 Room for Rental Count 7 1 2 Balconies 80 Terraces

BUILDINGS

Number of Buildings 4-21 Stories (Basement, 19 stories and penthouse-and 20 stories of apartments) Number of Apartments 1,704 Number of Construction Rooms 5,832 Number of Rental Rooms 7,192 Gross Area per Construction Room 312.4 square feet (including balconies) 302. 0 square feet ( excluding balconies) Gross Area per Typical Floor Plan 23,430 square feet (including balconies) Estimated Population By H. H. F. A Ratio 5, 1 68 Persons By Standard Ratio 4,644 Persons ~ Population Density By Standard Ratio By H. H.F. A Ratio ~ Persons per redeveloped acre 380 423 499 556 ~ Persons per acre of net residential area ~ Cubage Apartments (excluding basements) 15,653,752 cubic feet ~ Stores (excluding cellars) 852,420 cubic feet Commercial and Office Building ( excludiI'lg cellars) 317,000 cubic feet Underground Garage 1,336,088 cubic feet 3 Total 18, 159,260 cubic feet G,.> c.-? Areas Residential-including balconies ( total floor area) 1,952,248 square feet ~ Residential-including balconies (gross rentable area) 1,854,912 square feet Residential- (basements) 97.336 sauare feet ~ Stores -( excluding cellars) 71,035 square feet f,f Commercial and Office Building ( excluding cellars) 26,500 square feet ~ Underground Garages 102,776 square feet Ci f:"i 22 r r COST ESTIMATES AND FINANCIAL PLAN

ESTIMATED COST OF PROPOSED REDEVELOPMENT Listed hereafter, are detailed figures as to the re and organization expense, as set forth below, are sale value of the land within the site, and the prob the expenses incidental to any building operation, able cost of erecting the projected buildings. and the cost figures applicable to the various items The resale value of the land represents the ap listed represent our judgment of the attendant costs, praiser's opinion of the worth of this land, as if based upon a wide experience. cleared, for use in the manner planned. [n the schedules set forth on these pages, the cost The cost of improvements was supplied by the estimates and financial plans for the private redevel project architects. The field cost of the structures opment of this area have been set up in two ways, includes a reasonable profit for the builder. to encompass two possible different types of invest Additional project charges, viz., interest on land ment; (a) rental housing of a standard nature, and and on buildings during construction, real estate (b) cooperative housing sponsored by a non-profit taxes on land during construction, and finance, legal organization.

23 (.;.,) ~ V. ~ ~ !j ;]. v ~ ...,_. ESTIMATED COST Of PROPOSED REDEVELOPMENT ~ {A. Rental Housing) LAND: 532,561 square feet @ $2.50 $ 1,331,403 BUILDING: Field Cost of Structures $ I 8, 4 5 I. I 00 Architect's Fee (3.5%) 645,789 Total Structural Cost $19,096,889 Cost of Landscaping and Site Improvements 450,000 Total Cost of Buildings and Site Improvements $19,546,889 PROJECT: Interest on Land during Construction $ 79,884 Interest on Building during Construction 586,407 Total Interest on Working Capital $ 666,291 Real Estate Taxes on Land during Construction $ 180,791 Finance, Legal and Organization Expenses 390,938 Total Interest, Taxes and Financing during Construction $ 1,238,020 ~ Total Estimated Cost of Building $20, 784,909 ~ TOTAL ESTIMATED COST OF PROJECT $22, 116,3 12 ~ ~ ESTIMATED COST OF PROPOSED REDEVELOPMENT V (B. Cooperative Plan) ~ LAND: 532,561 sq. ft.@ $2.50 $ 1,331,403¥ v I {,...> BUILDING: Field Cost of Structures $18,451. I 00 Architect's Fee (2.5%) 46J,278¥'i' Total Structural Cost $18,912,378 Cost of Landscaping and Site Improvements 450,000 Total Cost of Buildings and Site Improvements $19,362,378 PROJECT:

Interest on Land during Construction $ None ¥ Interest on Building during Construction 586.407 Total Interest on Working Capital $ 586,407 Real Estate Taxes on Land during Construction 180,791 Finance, Legal and Organization Expenses 390,938 0 Total Interest, Taxes and financing during Construction $1,158,136 Total Estimated Cost of Building $20,520,514 ~ TOT AL ESTIMATED COST OF PROJECT $21 .85 I, 91 7 ~ ~ "'Acquisition Cost of Land paid with funds from equity investment by Tenant-Cooperators, who do not receive any return on their investment except in the form of low rent; hence no interest charge has been shown. ¥¥ Fee is based on application of Corlears Hook. apartment layout (with slight modifications). ::r m ~ 24 r e- In the schedules set forth in the following pages, alternative plans have been set up for (a) rental housing and (b) cooperative housing. These present in effect a pro forma statement of the potential in come and expenses that will be incurred by the de veloper in the operation of each type of projected housing, weighted against the estimated cost of the project, in order to indicate the financing required to attain the low rentals of this program. In addition to this function, each statement forcibly demon strates through its potenial income stream the valid ity and accuracy of the estimate of the value of this land for resale purposes. Rentals Under Cooperative Plan; Rentals would be as low as permitted by the cost of land, cost of financing, cost of construction, and the extent of tax exemption received from the Ci_ty of New York. Assuming that the project received partial tax exemption to the full extent permitted by Section 26 of the Redevelopment Companies Law, it is contemplated that the average rental would not exceed $20 to $21 per room per month. Rentals in this range would make it possible for wage earners and other persons of low or moderate income to occupy these apartments.

FINANCIAL PLAN (A, Rental Housing) Total Estimated Cost of Project $22,116,312 Estimated Rental Value: Apartments: 7, 192 rental rooms @ $33.50 per room per month, or $402 per room per annum $ 2,891,184 Stores: 71,035 square feet @ $3.00 per annum 213,105 Offices: 4,525 square feet @ $2.50 per annum 11,313 Garages: 350 cars @ $240 per annum 84,000 Commercial Bldg.: 7,200 square feet @ $2.00 per annum 14,400 Loading Areas: 4,525 square feet @ $2.00 per annum 9,050 Total Estimated Rental Value $ 3,223,052 Less: Vacancy Reserve of 7%, 225,614 Effective Rental Value $2,997,438 Operating Expenses: Apartments: 7, 192 rental rooms @ $100 per annum $ 719,200 Stores: 71,035 square feet @ 35¢ per annum 24,862 Offices: 4,525 square feet @ 75¢ per annum 3,394 Com'! Bldg.: 7,200 square feet @ 50¢ per annum 3,600 Total Operating Expenses $ 751,056 Real Estate Taxes: 709,200

Total Operating Expenses and Taxes $ 1,460,256 Net Return on a Free and Clear Basis $ l.S37,182 Percentage of Net Return on Investment 6.95%

25 tr ~ ~ @..> e..> ®-> ~ ~ ::r !:1 f.\-> ~ tt FINANCIAL PLAN ~ (B. Cooperative Plan) ~ Estimated Cost of Project $21,851,917 Financial Investment: ~ Mortgage ($1 7, I 77,117) say $ I 7,200,000 {rounded) Equity by Tenant-Cooperators !j 7,192 rental rooms @ $650 4,674,800 $21,874,800 ~ ~ Estimated Rental Value: Apartments: 7,192 rental rooms @ $20 per room $ I, 726,080 ~ per month or $240 per room per annum ~ Stores: 71.035 sq. ft.@ $3.00 per annum 213, I 05 Offices: 4,525 sq. ft. @ $2.50 per annum 11,313 ""Garages 350 cars@ $240 per annum 84,000 Com'l Bldg.: 7,200 sq. ft. @ $2.00 per annum 14,400 Loading Areas: 4,525 sq. ft. @ $2.00 per annum E 9,050 ~ Total Estimated Rental Value $ 2,057,948 @J Less: Vacancy Reserve of 3% 61,738 ~ Effective Rental Value $ 1,996,210 ~ Operating Expenses: !:j Apartments: 7,192 rental rooms@ $80 per annum $ 575,360 J Stores: 71,035 sq. ft. @ 35¢ per annum 24,862 Offices: 4,525 sq. ft. @ 75¢ per annum 3,394 :t Com'l Bldg.: 7,200 sq. ft. @ 50¢ per annum 3,600 e-> Total Operating Expenses $ 607,216 Real Estate Taxes 220.000 ~ Total Operating Expenses and Taxes $ 827,216 ~ Financing Charges: ._, Interest on Mortgage $731,000 u Amortization on Mtge. @ 2% 344,000 $ 1,075,000 ~ Total Operating, Expenses, Taxes and Financing Charges $ 1,902,216 ~ Margin $ 93,994 ~ e-r ,. Rental value baaed on tbe concept of a lease to garage operator. err 26 e- ~ ~ 6"

KEY CODE NO.

WIL LETT EXISTING MAINS R 203-d TO REMAIN R 209-g EXISTING MAINS REMOVED OR ABANDONE:D---- /IIEW MAINS EXCLUDED FROM PROJECT X

PITT ST .

12" 6"

6 "

RI DGE

ATTOR NEY

16" I I I : II I j: ... ,.,,, ,

I 11 6" ''• I h I 11... _.. ------~_, 111~- --1,-..------~ , II - SUFFOLK ------="' = ------:__ -t4.---S I II I It 6" I 't I Ii I lj i~

6" !I iII SEWARD PARK I 11 11~':.;.t-;:,:,~-;;,-:,~~:,~:,:,:,:,~~~:,~:,:,,:,:,,:,~:,~'I NORFOLK ::______n . ---t!J

I 11 I 11 4" I:, SCALE I 11 I II 6' 0 150 I 11 75 75 t :, I U Ii;I •1 10· u, GAS I 27 p~ ~ ~ KEY CODE NO. ~

WJL L ETT EXISTING MAINS R-2-03- d ~ TO REMAIN R-209-g ~ EXISTING MAJNS REMOVED OR ABANDONED ~ NEW MAINS ~ EXISTING HYDRANTS ~ TO REMAIN I • ~ EXISTING HYDRANTS ---+- .. REMOVED OR ABANDONED ~ ~ EXCLUDED FROM PROJECT X ~ ~ ~ ~ ~ M v ~IDGE 6' ~ ~ ~ G-> ~ ~ ~ .,_..> Vi ri ....,~ ~ ~ ~ v ~ ~ v ~ ,L;.) V ~ ".. • • ,. ·,." ~ .." ""'~ ",II: ...,... ~ .- :::: ~ , If SEWARD PARK (....> ' .. 'I /.,> - II V ------r - - r fa" ------sT. - - -.- - ~1 ---- ~" II ~ I .. I II • • II V. II SCALE ,.., ...... ,, 75 0 75 150 ~ " -· ~ ,-. :,:~- ·~ O WAT E R -• r. M J 24 • 24" ,- r- KEY CODE N 0.

S EXI RMTING SEWERS SANITAR/o 8,REMAIN R 203-d STO TO BE R 204-a R 209- g EXISTING o1f~~liooNED REMOVED R 209- f NE:W SEWERS

EXIST ING MANHOLES REBUILT M ANHOLES

EXISTING CU RB BOX

EXISTING C URBABANDON BOX, ED REMOVED OR NEW CURB BOX .----f EXCLUDED FROM PROJECT X ELEVATION DATUM SEA LEVEL 25' SEWER EASEMENT

a:. "'I- "'... :r StWARO PARK

SCALE

75 0 75 150 SEWER 29 ~ ~ CODE NO. ~ R 203- d ~ R 209- f KEY R 209 - g ~ WILLETT ~ ST. ELECTRIC CONDUIT TRAFFIC SIGNAL 0 TS. ~ ELECTRIC CON DU IT TRAFFIC SIGNAL (REMOVED) ( REMOVED) -o rs. ~ v ELECTRIC CONDUIT TRAFFIC SIGNAL .....TS: ( NEW) ( NEW) ~ MANHOLE -0- E.C.S. PLANT --•-- ~ STREET LIGHT ---0 E.C. S. (REMOVED) ·- -~-- ~ STREET LIGHT -----,:~ E.C. S (NEW) ( F>.EMOVED) ~ PITT ST . STREET LIGHT ~ (NEW) ~ ~ EXCLUDED FROM PROJECT X \i,l,->

10' E.MPIRE CITY SUBWAY CO, EASEMENT : ·.·.·.·-·.·.·.·.·. ... v

lo' CON EDISON CO. EASEMENT v w...> ~ Vi RIDGE . ., ~ ~ ~ ~ ~ ~ v~ ATTORNEY V I ~ I ..., ~ {I.I I ....>. I ·1 ~ ~ I : ~ "' l lf!I:=------!!!!!!!!!!~-~ ~ CLINTON Vo V. ~ v ~ c....> v SUFFOLK V. ~ v ~ v ~ SEWARD PARK ~ b,.) NORFOLK .... 4 4-• ~ v ~ ,,- (r

ESSEX

~ --:-· EFFECT ON AREA community facilities transportation streets and local transportation COMMUNITY FACILITIES Seward Park and Seward Park Athletic Field are just a few minutes by bus. located on the western edge of the project. On the The Municipal Building, City Hall and State and eastern point is a smalI park. To the east, within federal offices are a short bus ride away. pleasant walking distance, is Franklin D. Roosevelt Non-profit cooperative housing projects-Hillman Park along the East River accessible by pedestrian Houses, Amalgamated Dwellings, and I.L.G.W.U. overpasses, and Corlears Hook Park. Cooperative Village ( Corlears Hook Houses) are In the immediate vicinity are seven Public Schools on both sides of Grand Street to the east, and with (P.S. 4, 160, 110, 147, 31, 42 and 65), two Junior this project will make an unbroken line of modern, High Schools, two High Schools and two annexes low-rent housing to Franklin D. Roosevelt Drive. (Seward Park, Metropolitan Vocational and Annex; There are a number of subsidized housing projects and Murray Hill Vocational High School), one Pub in the vicinity-Baruch Houses, Vladeck Houses lic Library, and about 25 churches of all denomina~ and La Guardia Houses. tions. At Grand Street there are approaches to Fran Hin Beekman Street Hospital and Gouverneur Hos D. Roosevelt Drive. TRANSPORTATIONpital are nearby. A Health Center is not far away, Rapid transit facilities for the area are very ade East Broadway, there is the Chambers Street cross quate. town line. Both these lines traverse Manhattan from The Independent Subway Line "D" train, con~ east to west and connect with all north and south necting with Manh attan , the Bronx, Brooklyn and bus lines and the Lexington and Broadway-7th Ave Queens, has two statio ns nearby-one at East nue subway lines. Broadway and Essex Street and another at Delancey The Avenue "B" line which runs from Union and Essex Streets. Square to Chatham Square in both directions, p3.sses The B.M.T. subway line, connecting to lower and by the project along Essex, East Broadway and midtown Manhattan, Brooklyn and Queens, has a C!inton Streets. station at Delancey and Essex Streets. Thus there is excellent transportation to serve the A crosstown bus in both directions runs on Grand residents of the project. Street,STREETS and on Madison Street, two blocksAND south of LOCAL TRANSPORTATION The creation of the two superblocks and a smaller Clinton Street: from 40 feet to 80 feet between third block by the closing of some streets and the East Broadway and Grand Street. widening of others, will facilitate the flow of traffic in the neighborhood. Pitt and Montgomery Streets: from 50 feet to 90 The streets being closed are generally narrow, feet and I 00 feet betwe en East Broadway and mostly one block in length, and their present traffic Grand Street. The widening of these two streets, is predominantly local in nature, as can readily be which is part of the City Plan of widening these seen from the map showing streets and local trans streets from South Street northward, will speed up portation. all traffic in this area, and provide easier access to The streets being widened will favor through and from the East River Drive and Williamsburg north-south traffic and also crosstown movement. Bridge. Street widenings which take place within the proj Off-street parking spac~s will be provided in ect boundaries are as follows : underground garages which will accommodate 350 Grand Street: from 70 to 100 feet between Essex cars. Service drives at all shopping areas will pro Street and East Broadway. This is a two-way street vide space for unloading without interfering with with a bus line, and the widening of this section, the main traffic pattern, and the widening of the combined with the approved widening of Grand streets will have a similar effect on short-time curb Street to Franklin D. Roosevelt Drive, will be of parking. great help for east-west traffic.

31 b> ~

COOE NO. v

R✓•£.JO-C.-a\ R•111- o.• v ~ ~ v v v v ~ ~ ~ ~ ~ ¥ v ~ ~ ~ ~ v v V v v v ~ ~

BRIOGE ~ v ~ v v '11. v ~ ~ v v V v ~ 0 \000 ~o Lr NM M SCA\.E v KEY v """""O(J'T ~-f .O. Flfltt: DEPT. o.,. v DEl"T. Of puttQ4A.S£ 1),$. t:i!f'T. (l'F Si\NITATIOH ..... 1)£P'f rs: MU.\.~ b.W.S.. V O[PT. 0, 'WATl:Pi! $UflPL'f T.~ a ....o . v =~-=(SH~=;~I PAI.. Offlt E"S ... p U&L.it SC.~00\.. J ,l'l,S.. V ,jf\. !UGH SCHOOL. tl.S. HIG:tt $CIIOOL l\\... pUf:IL IG ~ IBRAFtY r.o. ~ p OU Of FlC'E. 1-P. y aoROUG~ ,us10EH15 ,.w. DlPT. Of P\lal..JC. ... OJll'XS O.OJil. DEP'l 01' J,!A" Kt 'fS f ,F, ~ n :OE1"1'L u c u. t11ES IU,P1... &UPlE:AU o, Pl.,o\Jtrff OP£1U.TION HOSP. ~ ,co$"1 AL Ck. CHURCH ...... C..t\JP.CH s QtOOL tlE!.ALTH cu1n :Jt p,ut.KS a P\.A.'t; &OUNDS J!.t,-s r P,R0 .PO.S£ D f lT \.E l P RO t.ltY MOUSUHi PJlOJ Etl'S r PRIVo\Tt wo usll

0 ? ~

KEY

SUBWAY LINES SUBWAY STATIOI-I

SURFACE LINES

RAILROAD -)r,-Jl-

SEWARD PARK PROJECT - EXCLUDED FROM PROJ. X

33 ~ • ~ ~ KEY v CODE NO. ~ WIL LETT ~ ST. SUBWAY LINES R 203•C•I SURFACE LINES · --- R 204• a NEW SURFACE LINES -++- .....,_ ~ EXCLUDED FROM PROJECT )( ELEVATION DATUM - SEA LEVEL PAVING BLOCK I ~ ·;:: ===: ASPHALT TOPPING ,_I _ _. ~ ~ ~ PIT T ~ - s r. TREETS AND LOCAL ~ ~ ANSPORTATION ~ V. ~ ~ ii;...,? Vo ~ 41.A ~ ~ ~ v ~ v v V, ~ ~ ~ v w..> V ~ ;.....> ~ ._..> v ~ ST. ~- ~ ~ 0 v~ .. UI ... ~ "'UI 1 1 :i: V 30· - -~ ,1; l~-----r.-.:.o+=,-;J.-=:.-=:.-=:.-::.-::.-::_-::_-::_-:_-:_-_--:.._-_-_-_-_-_-'_, .. s E w ARD PA R 1< ::::; ,,,0 NORFOLK I+ fr,::=1="':t=:::t:=== "=f!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!S!!!!!!T!!!!. !!!!!!fl + ::

II ,0 7:CALE O 75 150 :: i.... l l ~ · F--

====~...JLJ~-L...!_ ~- !f.+!!! -, ~P:-'-_-_-'7'-~-;.: .:.:.::::.::::.::::.=.=.=::::::::~~"'"'---L_- _-_- _- _- _- _- _- _ ~ -----:;;: ·~..,..1_~+-,,,•..,______,;.,.,s~

-~r -~~~~~~~~~~~=~~~~~~~y~3~- ~ J~~~~~~~~~~~~~~~~~~ DEMONSTRATION OF BLIGHT

land use land coverage and age of existing structures structures needing maior and minor repairs standard and substandard structures population density existing zoning tenant data

~ =~~~=~~~=== -·=---:;;i,,::;. --- -iiiiiiiiiiil!I,------~ - LAND USE

Deterioration of the properties in the area can be seen throughout the site. The area is predominant ly residential in character. The residential buildings are mai nly "Old Law Tenements" and "Con verted Dwellin gs" ranging in height from three to six stories, with a high percent age deficient in central heating and / or plumbing facilities. There are -incompatible conve tsions amon g the residential structures. Some of these have been converted to commercial purposes. There are 262 stores of various types in residential structures, scat tered throughout the area, all of which are basically in a deteriorating state, similar to the buildings which house them. Exisliflg Distribulion of LaT1d Uses Residential 7.28 Acres Commercial 2.20 Institutional and Public .8 I Vacant Land .2 5 Total l 0.54 ~ ~ j ~

::1. ....-> ..->. f..->. .,...-> w.

-7 K E Y CODE NO. A 203-b-l, c-1 RESIDENTIAL R 2 04- CJ

FIRST FLOOR STORE

PUBLIC 8, INSTITUTIONAL ( RESIDENTIAL IN CHARACTER) COMMERCIAL ™ VACANT LAND

EXCLUDEDFROM PROJECT X

ELEVATION DATUM - SEA LEVEL

srw.1.qo PARK

t30 .

SCALE

75 0 75 150

ST, 37 +323

OJ ········· ...... ~ LAND COVERAGE AND AGE ~ OF EXISTING STRUCTURES ~ ,;,,> ~ w ~ The present land coverag e varies throughout the ~ project. With the exception of Block 288, which is ~ a park, the land coverage ranges from 7 4. 5 % to w,> 100%. The park will be retained in the proposed ~ project. ,-._> The coverage of residential structures on lots is ~ very dense and tends toward many interior rooms. _,., (See plan of typical Old Law tenements-railroad apartments and "dumb-bell" type). The stairways ~ are narrow and basically of wood construction, all ~ creating fire hazards. ~ Of the 205 structures within this area, more than ...... , 80% are more than 50 years old. The absence of new construction and the conversion of residential ,.;..,,> to business uses indicate economic blight. .;.-,> ~ ~ ~ ~ ~ v ;,,.,,,,> ~ ~ v ii,.;.> ~ ~ ~ ~ V. ~ v v c.> ~ v .;...> I

~...... , ~ '-' '-"' ~ ~ ~ ~ .... ~ ~ e ~ r K E Y AGE

1901 6 BEFORE

I 902 - 1914

1915 - 1929 EXCLUDED FROM PROJECT X

)

PARK

39 STRUCTURES NEEDING MAJOR AND MINOR REPAIRS

The accompanying map illustrates the character istics of the structures within the project area. The characteristics were determined during a house-to house survey by Wood, Dolson Company, Inc., and checked by Skidmore, Owings & Merrill. The analy sis showed that all residential and all but one non residential structure needed major repairs. The criteria used for "Major Repairs": ~ 1 . Serious disrepair 2. Lack of proper means of egress :1 3. Deficiency in sanitary facilities 4. Inadequate original construction ~ The criteria for "Minor Repairs": 3 1 . Lack of maintenance ~ 2. Requires minor structural repairs ~ ~ ::1 ~ 3~ ::! .s;....? ~ ~ ~ a-? !j 3 ~ ..,_> µ, ~ ~ c..-? ~ :J. ~ ~ t;"'i C""i ~ Ci'i GODE NO. A 203-b-2-3-4-5 R 203- e R 207 K f Y MAJOR REPAIRS I I

MINOR REPAIRS l.:-:•:-:-:-:-:-1 DEFICIENT IN PLUMBING W$@;j AND OR HEATING

INCOMPATIBLE CONVERSIONS PITT ST . COMMERCIAL BUILDINGS

PUBLIC 8, INSTITUTIONAL

VACANT LAND

PUBLIC LIBRARY P.l.

RELIGIOUS BUILDINGS REL .

EXCLUDED FROM PROJECT )(

ATTOFlNEY

CLINTON

~ --

SEWARD

ST .

SCALE

75 0 75 !50

ATHLETIC FIELD

ESSEX ST. 41 STANDARD AND SUBSTANDARD STRUCTURES 1 . Buildings constructed under Old Tenement Law prior to 1901 2. Need of major repairs 3. Deficiency in plumbing and/or heating 4. Incompatible conversions The results of the field survey made by Wood, The criteria used to evaluate substandard commer Dolson Company, Inc., and Skidmore, Owings and cial structures are : Merrill are demonstrated on the accompanying map. There are I SI residential and 54 non-residential I. Excessive coverage of land structures and 9 vacant lots in the project area. The 2. Deficiency in original construction survey indicated all resident-ial structures were sub 3. Obsolescence for use standard and one com mercial structure standard. 4. Lack of maintenance The condition of the structures was determined by a 5. Incompatible conversions house-to-house survey. The criteria used to evaluate 6. Lack of adequate off-street parking and load substandard residential structures are: mg

~ ~ ~ ~ ~ ~ ~ v ~ """1 ~ ~ K E Y RESlDENTIAL COMMERCIAL STAN DARO WILLETT ST. STANDARD SUB-STANDARD SUB-STAN .OARD

PUBLIC 8, INST!TUTIDNAL

LIGHT INDUSTRIAL

VACANT LAND

EXCLUDED FROM PROJECT X CODE NO PITT ST. R 207- a

CRITERIA FOR EVALUATING RESIDENTIAL STRUCTURES

L BUILDINGS CONSTRUClED UNDER OLD TENEMENT ,LAW 2. MAJOR REPAIRS 3. DEFICIENT IN PLUMBING AND/OR HEATING

4. INCOMPATIBLE CONVERSIONS

ATTORNEY

..: U)

CLINTON

SEWARD PARK

SCALE

75 0 75 150

ATHLETIC FIE LO

ESSEX ST. 43 (r----- POPULATION DENSITY

Block No. Ne!Area 1940 Cemus 1950 Census 285 21,870 Sq. Ft. 300-399 587 286 35,586 300-399 380 287 23,678 300-399 521 For the basis of comparison all figures have been 288 13,400 300-399 227 converted to densities per net residential acre within 295 5,716 200-299 686 property lines, as contrasted to the normal census 312 52,650 200-299 666 practice in which density is figured to center lines 313 55,300 200-299 700 of streets. On the basis of census figures converted 314 48,565 200-299 792 to this common denomination, the average densities 315 55,810 200-299 376 per net residential acre on the site in 1940 and 1950 N. R.¥ N. R. ,,. for the residential areas of the various blocks appear 311 in the accompanying table. It is obvious from the "N. R.-Non-Residential. tabulation to the right, that the population density The above figures are based upon the United States has substantially increased since 1940. Census Tracts 4, 6, 14 and 15. CODE NO. R 207-b

WILLETT ST. K E Y

600-799 PERSONS/ACRE m111mmrnm11 500-599 PERSONS/ACRE !-:-.-.-:·.:::! 300-399 PERSONS/ACRE 200-299 PERSONS/ACRE NON- RESIDENTIAL T ST. VACANT \ EXCLUDED FROM PROJECT X I

RIDGE

ATTORNEY

z" < I 0:: <'>

CLINTON

SUFFOLK

I SEWARD PARK

NORFOLI<

I SCALE

75 0 75 150

ESSEX ST 45

~ ----:1,...,.._,.-....LJ:lt ~-==1=~-----, ) (.--=-=-~ - ----=-~=~--=---=" ~ EXISTING ZONING ~ IX ~ ~ ~ ~ ~ ~ ~ The existing zoning of the site is classified under Q)-> the Zoning Resolution of the City of New York ~ ( 1916) namely, "Use Districts, Height Districts and Area Districts." Residential structures are further ~ subject to the Multiple Dwelling Law of 1929 and ~ wherever an inconsistency between the Zoning Resolution and the Multiple Dwelling Law occurs, the more restrictive of the two codes applies. ~ The Seward Park Site is zoned partly business, partly local retail, with retail and residential districts ~ bordering the area on East Broadway. ~ Business districts include certain specified types of industries, trades and uses and limits types of ad ~ vertising signs. ~ Local retail districts include specified types of re ~ tail businesses, trades and uses, except that no v manufacturing of any kind shall be permitted; and ~ no building shall be used above the first floor for ~ any use not permitted in a residential district. Residential districts permit residence buildings, ~ boarding houses, hotels, non-commercial clubs, ~ churches, schools, libraries and other public elee r mosynary and philanthropic institutions, hospitals ~ and health facilities, and accessory garages. ~ Retail districts include the same regulations and restrictions which apply for business districts except v that no manufacturing or treatment of products Vo shall be carried on other than such as are incidental ~. ' to a retail business conducted on the premises. v Height districts establish a ratio between height V. of buildings at the property lines and the width of V streets on which the property faces and also regulate the angle and position of setbacks above the height ~ limit set at the property lines. The site falls in Class v I½ and 1 times Height Districts. Class I½ Districts ~ permit buildings to rise at the property line 1¼ V. times the width of the street, and thereafter must set V. back one foot for each 2½ foot rise. Class 1 Dis~ t.,..> tricts permit buildings to rise at the property line ½ times the width of the street, and thereafter must ~ set back one foot for each I½ foot rise. In addition, Vi the M.D.L. 1929 restricts the height of residential ~ buildings by setting a limit on the total height in ~ relation to the width of the widest street upon which V a building faces. v Area districts l-imit the per cent of coverage on a given lot and the sizes and proportions of required u courts or yards. They also regulate the percentage H of off-street parking space required for the total ~ number of dwelling units on a site. ~ Present studies of the proposed site indicate con~ ~ formance with the Zoning Resolution of the City of .,,.... New York. r r 46 ~ r KEY

RE SIOENTIAL GODE NO. LOCAL RETAIL DI STRICT I l.:":'''k"I R 205 RETAIL DISTRICT ~ BUSINESS ~ AREA DISTRICT ~ HEIGHT DISTRICT ~ USE DISTRICT BOUNDARY --- AREA a HEIGHT DISTRICT BOUNDARY -·- PROJECT BOUNDARY -■------EXCLUDED FROM PROJECT X

ST.

I I ..,: !I "' i: a @ I• z ;1 <( • a: I C) '

SEWARD PARK

SCALE

75 0 75 150

47 TENANT DATA

To determine the rehousing needs of families to be displaced by this project, tenant data was col lected, comp iled and analyzed by the Wood, Dol son Co .• Inc. Field surveys were conducted and rec ords of the State Rent Commission and of various city departments were investigated. Tabulations were made of the total numbers of apartments and families, family composition in re lation to the number of rooms occupied, family in come in relation to rentals and size of families, and distribution of rentals paid as well as types of dwell ing units and standards of heating and sanitat ion. On the site present ly there are 1, 494 families re siding in their own households or self-contained apartments. (A self-contained unit or househo ld is defined as an unfurnished apartment with private bath and kitchen or kitchenette). Of these 12.83% or 193 are single persons maintaining their own households. 28.84% or 431 of the total a re families of 2 persons; 19.0 I% or 284 are 3-person families; 17.89% or267consistof4persons; 10.77% or 161 are 5 persons; and I 0. S6% or I 58 consist of families ranging from 6 to IO persons. Of the present occupants of househo ld apart ~ ments on the site 61 3 families or 4 1.03 % of the ~ total number show a prefer ence to relocate in the same neighborhood; 331 or 22.17% of the total ~ number would like to be relocated somewhere in Manhattan; 2. 14 % of the total families would like ~ to go to the Bronx; 6.09% to Brooklyn; 5.15 % to ~ Queens and Long Island; 2.40% to other locations; ~ 21.02% expressed no preference. €.--? A special study of racial distribution indicates that approximately 32%, or 482 of the 1,494 households ~ are occupied by m inority families and 68 % , or I ,0 I 2 by white families. Of the minority families 23% ~ appea r to be Puerto Rican , 2 % Negro and 7 % other G->. (Oriental) . ~ Only 1 0 or less than 1 % of the site dwellings are GI,-> owner occupied. <.....>. Of the 1,494 families maintaining their own households, approximately 65.3% or 975 report in ~ comes of less than $4,000 annually (excluding an ~ additional 14.9% living on pensions and relief). Ap ~ proximately 44.2% or 860 families report income of less than $3,000 per year and an additiona l 1 75 or 11.7% of the incomes range between $3,000 to $3,500 per annum.

;g RENTALS

MONTHLY RENTALS NUMBER OF DWELLING UNITS %OF TOTAL 0 100 ~ 00 300' 400

S 24 8 UNDER 37 .5 %

S 25 • 29 10.3 %

S 30 • 34 10.5 %

S 3 5 • 39 9.7 %

S40 • 44 7.1 %

S 45 • 49 7,1 %

S 50 • 59 7.4 %

S60 6 OVER 10.4 % TYPES OF DWELLING UNITS

TYPE OF DWELLING NUMBER OF DWELLINGS ¾ OF TOTAL

ONE FAMILY 1.4 %

TWO FAMILY I. %

WALK UP APT S. 96.2 %

ELEVATOR APTS. 1.4 % HEATING AND SANITARY FACILITIES

TYPE OF FACILITY NUMBER OF DWELLING UNITS %OF TYPE: ¾OF TOTAL

0 100 200 300 400 500 600 700 800 900

I. CENTRAL HEAT 62 %

A. COMPLETE 92 % BATHROOM

8. SEPARATE TOILET 4.2 % (I TOILET PER D.U.) C. SEPARATE TOILET 3.6 % (MORE THAN I D.U.) 2. HOT WATER-NO HEAT 36 %

A. COMPLETE BATHROOMS 23 % B. SEPARATE TOILET 20 % (I TOILET PER D.U.)

C. SEPARATE TOILET 57 .,.. ( MORE THAN I D.U.)

3. COLD WATER 2 % NO HEAT - -- - - ' ~ ~ ~ ~ ~ FAMILY COMPOSITION IN RELATION v TO SIZE OF DWELLING UN IT ~ PERSONS PER FAMILY NUMBER OF FAM ILIES ¾ OF TOTAL ~ 0 50 100 150 200 250 300 350 400 450 ~ ~ I. 12.8 % ~ -~ 288 % 2. V v 3 . 19. % ~ v 4. 17.9 % v ...... ,

5. 10 ,8 % p> ~ ~ 6. 6 . % v ~ 7. 3 . 1 % ~ ~ 8 . a, OVER ~ ROOM S : ~ 1- 21/2 3·3 '/2 4· 4'/2 5 6 7 8 8. OVER KEY TO SIZE OF r DWELLING UNIT - ...- . . . - - -- . I ~ NUMBER OF DWELL ING UNITS PER S IZE IS SHOWN BELOW BAR ~ FAMILY INCOME I N R E -L A T I O N TO RENTALS !j YEARLY INCOME NUMBER OF FAMILIES %OF TOTAL v v 0 25 50 75 100 125 150 175 200 v S 1,499 S. UND ER 6 .7 % ~ ~ S 1,500 • 1,999 7,4 % v S 2,000 - 2, 499 14 .9 % ~ v S 2,50 0 - 2,999 15.1 % ~

11,.7 % v S 3,000 • 3,499 ~ S 3,50 0 • 3,9 99 9.4 % "'""~ S 4,000 • 4,9 9 9 10 .8 % ~ S 5,000 - 5,9 9 9 4.4 % v V. S 6,000 8. OVER 1.6 % ~

OWN BUSINE SS 178 % P ENSIO N OR RE LI EF

S24SUNOER 25-29 30 - 34 35·3 9 40·4 4 45 · 49 50 -59 60 8 OVER ~ KEY TO AMOUNT OF .... MONTHLY RENTALS NUMBER OF AP TS PER RENTAL RANGE I S SHOWN BELOW BAR ....- e-7

:x ;, - RELOCATION PLAN

Section 105 of Title I of the Housing Act of and sites to be acquired over a three-year period. 1949, as amended, provides that contracts for loans A current study of the scope of the City's dis or capital grants shall require that: placement activities indicates that between Octo "There be a feasible method for the temporary ber 31, 1954 and April 30, 1956, 19,230 families relocation of families displaced from the urban re were relocated from various government acquired newal area, and that there are or are being provided, sites since the preparation of the Workable Pro in the urban renewal area or in other areas not gener~ gram; this analysis indicates that as of April 30, ally less desirable in regard to public utilities and 19S6 an estimated 61,455 families reside on ac public and commercial facilities and at rents or qu·ired sites or sites expected to be acquired over the prices within the financial means of the families dis next three years to be cleared as a result of govern placed from the urban renewal area, decent, safe, mental action, as follows: and sanitary dwellings equal in number to the num _Agency No. of Familie, ber of and available to such displaced families and New York City Housing Authority 20,853 reasonably accessible to their places of employ Committee on Slum Clearance ment ... " Title I Projects 15,385 Bureau of Real Estate CONCURRENT GOVERNMENT DISPLACEMENT ACTIVITIES (Schools. Parks, Playgrounds, Hospitals, The section on Housing for Displaced Families Traffic Arteries, Etc. ) 14,897 included in the Workable Program submitted by State-Federal Arterial Road Program 10,320 New York City and approved by the Housing and Total 61,455 Home Finance Agency in accordance with the 19 S4 Thus, since the approval of New York City's Federal Housing Act contained a comprehensive Workable Program there have been no material summary of the scope of the City's relocation pro changes affecting the comprehensive scope of the gram. relocation problem other than indicated except with As the Workable Program indicated, it was esti respect to traffic arteries and the State-Federal Ar mated that as of October 31, 1954, 67,257 families terial Road Program. At the time of the approval faced displacement from government acquired sites of the Workable Program it was anticipated that

51 J! ;,, .;; Congress would adopt legislation for an urban road~ maximum of $50,000,000. The State Commissioner ..,;,; way program and that the New York State electo~ of Housing is expected to allocate $25,000,000 of rate would approve a $750,000,000 highway bond the State funds to New York City, so that a total of ~ issue. Both of these measures failed to materialize $75,000,000 will be available for this purpose. ~ at that time. A new Federal Highway Law, however, These funds, with the aid of limited real estate tax ,.,;ti has recently been enacted and the development of exemption provided by the City, expected to be allo ~ alternative measures or new highway legislation for cated primarily for vacant land sites, are expected ,_,,; a State highway program is still anticipated. This produce 7,500 privately owned units cooper to of ;;,;> delay is expected to spread the displacement of fami ative or limited profit middle income housing at lies from such sites over a longer period of time. rentals averaging $22-$25 per room. .,,; Thus, the •competition for rehousing resources from Based on the evaluation of the foregoing pro J roadway sites should be lessened for the next two grams and new legislation as well as the plans and ..,, years, facilitating the clearance of public housing, activities of private real estate developers, it is esti~ ~ Title I, school and other public improveme nt sites. mated that private rental and home construction ,,.;,> ( other than Title I housing) will provide approx .,,,;,> HOUSING RESOURCES imately 60,000 new dwelling units in New York City during the next three years. I/ Public Housing: .,,.,,; The New York City Housing Authority has re Private Housing (Existing) -Vacancy Ratio and ~ cently estimated the public housing resources in Turnover: ...,,,> New York City available for relocation as follows: A recent comprehensive study of the private ren .,,,> .,_,, Program iVo. Dn,d/in~ Unils Tola! tal market is the Occupancy Survey of Competitive Under Construction and Scheduled Apartment Buildings in Manhattan, as of October ~ Construction Starts- I 9 5 5- 1 9 5 9 1st, 19 S5, made by the Real Estate Board of New w> Federally-aided York, Inc. Data was obtained concerning 1,4S 7 ($9-14perroompermonth) 21,437 apartment buildings, of which I ,044 were elevator ~ State-aided ( $9- 16 per room) 15,938 structures and 41 3 were walk-ups, containing a v' City-No-Cash Subsidy ( $21 per room) 1 1,397 total of 88,238 dwelling units. Of these, 20, 166 ~ Total New Program-Dwelling Units 48,772 units were located in 139 post-war buildings. In the ~ 1,318 buildings existing prior to 1947, containing ...,.> Public Housing-Turnover: 68,072 dwelling units, 2.8% or 1,923 units were :_,.> decontrolled. In addition to new construction, the Housing Au :._,> The 1,044 elevator buildings surveyed repre thority estimates a total annual turnover of 8,700 .,,_> dwelling units in completed projects in all programs. sented 28% of all the elevato r buildings in Man hattan and 41.4 % of the total assessed valuation on ~ Title I Projects: all such buildings. ~ The Title I program is expected to provide 27,014 ~ dwelling units in rental and cooperative housing in Vacancy Ratio: ~ approved projects. I ,668 units are completed and As of October l st, 1955 according to this survey, ~ 3,199 units are under construction; construction there were 324 vacant units or 0.4% of all the V starts in 1956 and 19 5 7 of 8, 91 7 units are expected apartments surveyed. Of these, 71 vacancies were on acquired sites in process of relocation and demoli reported in the postwar buildings. '-' tion. Projects in planning with construction starts The vacancy percentages above, however, offer V estimated in 1957-1959 total 13,230 addit-ional only a fragmentary clue to the extent and nature e-, apartments. Monthly carrying charges range from of the current housing supply. To obtain a more V $1 7 .00 for coopera and $21.00 per room per month complete picture of the availability of existing hous 1.,-1 tive apartments. The rentals for Title I rental proj~ ing, it is essential that careful consideration be ects range from $30.00 to $48.00 per room. given to the very significant factor of apartment ~ turnover. V New Private Housing: V ,,_> An analysis was made of estimates of FHA in Apartment Turnover and Mobility - sured home rental and cooperative housing con Real Estate Board Survey: struction. Statistics were obtained from the Depart For the twelve-month period ending October 1 , ~ m e nt of Buildings with respect to construction starts 1955, the report shows that 6,350 or 9.3% of the ~ in New York City since 1952. Cons:.deration was 68,072 units erected prior to I 94 7, were placed on ~ given to the effect of recent State Legislation au~ the market for occupancy. In the post-war buildings, ~ thorizing the City of New York and the State to the 1955 turnover rate was 13.6% as compared to make 90% long term mortgage loans, each up to a ~ 10.9% the previous year. r 52 ~ ~ e-- Turnover - Public Utility Company Data - reau's relocation experience on all its sites generally Expert Opinion: confirms the availability of housing due to turnover at rentals within the financial means of the families A report issued by the City Planning Commis rehoused, averaging from $4 5 to $5 7 per unit. sion on January 20, 1954 on Tenant Relocation ( on page 15 thereof) states the following with re Title I Experience: spect to turnover: "Data from public utilities companies indicate Up to December 1, 1955, 7,825 families had been that such gross turn over is curre ntly running about displaced from acquired Title I sites. Of these, 4,852 8% to 10% of the City's popul ation on a yearly families were rehoused in self-relocated or redevel basis.'' This compa res with an 8 % mobility rate oper-found private rental dwellings at rentals within according to the 1950 census. the financial means of the families rehoused. Sub More recent statistics on turnover from public stantially all of the new apartments had been care~ utility companies are not available. It is the consen fully inspected by the Bureau of Real Estate and sus of opinion of private and government experts, only 3.4% were found to be substandard. however, particularly those directly concern ed with operating relocation programs, that curient turnover Turnover-General Evaluation: and mobility is running approximately 10%-11 % of The vacancy ratio of moderate rental housing in the City's inventory of existing private housing. New York City has not yet reached the point of ready availability warranting large scale "For Rent" Turnover-Average Rentals -Actual Relocation advertising. The increased apartment turnover, on Experience - New York City Housing Authority the other hand, has made the mobility of families Experience: reasonably flexible and has been and will continue The most recent three year relocation experience to be a dominant factor in tenant relocation. Turn of the New York City Housing Authority is sum over in existing housing must be considered an es marized in that agency's quarterly report for the sential part of over-all housing resources. The irref period ending September 30, 1955. T his report is a utable and sizable turnover makes possible the continuin g study to show what happened to fam ilies "capture" of a sufficient number of dwelling units displaced from public housing sites since October by efficient listing services and by site tenants them 1, 195 2 and indicates the following: selves, which in addition to public housing and new private housing resources, assure the satisfactory 01 the 20,133 families displaced from pub lic tenant clearance of densely populated public im housing sites during the past three years, 59% found provement areas. their own accommodat ions. While quarter ly figures have varied, the cumulative 3-year experience has STIMULATION of NEW CONSTRUCTION for been that self-relocation has shown a fairly regular HOUSING SITE FAMILIES upward trend. During the three-month period end ing September 30, 1955, 64% of the 1,336 families As indicated in New York City's Workable Pro who vacated found their own accommodations in gram, The Board of Estimate of the City of New private housing. York, the Office of the City Construction Co-Ordi Over the three-year period, I 1 % of those who nator, the New York City Housing Authority, the relocated themselves bought their own homes or Bureau of Real Estate, the Committee on Slum cooperative apartments. 72% of those obtain ing Clearance, the City Planning Commission and all private accommodations moved to rental housing. other City departments and agencies involved in 8 I % of the latter obtai ned apartments which ap undertaking government sponsored improvements peared to be standard . have been and are cooperating with each other, co The medium rental paid by families who rented ordinating their efforts to provide a substantial in private apartmen ts during the quart er ending Sep crease in the City's total housing supply. In addi tember 30, 1955 was $54. 0 2 per month. (T he me tion, continuous liaison is maintained with the Fed dian rental for the quart er ending 6/ 30/ 55 was eral and State Housing agencie s by appropriate city $52.69, while the median rental for the twelve officials to insure the cooperati on of these agenc ies month period ending 9,/30/53, the first year of the in making maxim um funds ava ilable for the various study was $47.13). housing programs. The City administration believes that additional Bureau of Real Estate Experience: housing with particular emphasis on subsidized low rent and no-cash subsidy public housing and Title I The Bureau of Real Estate of the Board of Esti private housing is essentia l for the well-being of mate performs the relocation work in connection the City. In order to increase the total housing sup with schools, parks and playgrounds, certain traffic ply in the category required , the City is making the arteries and other public improvements. The Bu- legal maximum funds available for an additio nal

53 ~ ~ ~ w.> ~ City-aided no-cash subsidy program, and is request (f) The availability of some 1,000 units m ~ ing the earmarking of the maximum possible funds strictly private construction recently completed for w from the New York State Division of Housing for minority groups particularly, and proposals and con ~ additional low-rent projects. sideration of approximately 4,000 additional units ~ The Office of the City Construction Co-Ordinator to be erected on an entirely private basis primarily ~ and the Committee on Slum Clearance have pre for minority group occupancy. viously been successful in stimulating private build ~ ers and cooperative and unions and institutional RELOCATION STANDARDS ~ w,.,? sponsors to undertake the development of Title I Permanent Relocation Standards and other types of rental and cooperative housing Vi projects. The standards for determining whether perma ~ City officials will continue to interest more pri nent relocation housing meets the decent, safe and w-? vate sponsors and builders, trade unions and other sanitary requirements of Title I relocation programs ~ suitable groups to undertake the development of in New York City may be listed as follows: struc additional middle-income housing under the various tural soundness (no major violations affecting ~ programs. The City has grante d substantial real safety or essential services), central heat, central Vi estate tax exemption and recently approved legisla hot water, complete private bath and toilet, ade w-? tion which authorizes direct 90% City and State quate ventilation ( window in every room), and ~ loans to cooperative and limited-profit companies adequate size for decent family living (no over ¥ for middle-income housing. crowding). ~ Housing Resources - Minority F arnilies; Temporary Relocation Standards ~ As indicated in the City's Workable Program, Generally temporary relocation on New York ~ New York State and New York City local legislation Title I sites involves the temporary removal of ~ probably contain the most advanced statutory re families from one part of a site to another, either M strictions against discrimination or segregation in in conjunction with a sectional clearance and con w-.> housing. struction program or a physical emergency in a site ~ These measures and the policies of appropriate building. Where such temporary relocations are government agencies assure families of any race, ~ necessary, the new accommodations are required M color or creed of equal access to all low-rent and to be no worse than the units be ing vacated. In addi middle-income public housing, Title I housing, tion, such temporary relocation units must be free ~ FHA insured rental housing, and the new middle from major violations affecting safety, and the ~ income housing expected to become available as the buildings used for this purpose must have all essen ~ result of the recent approval of legislation authoriz tial services maintained. ing housing loans by the City and State to coopera ~ tive and limited-profit groups. ADMINISTRATIVE ORGANIZATION FOR v The housing resources available to minority fami RELOCATION Vi lies facing displacement may be summarized as µ follows: Bureau of Real Estate Relocation Supervision ~ (a) The constant enlarging of areas of existing The relocation of families facing displacement v standard housing to which minority families can be from Title I sites in New York City is administered (i...,.> relocated. as follows: ~ (b) The various subsidized low-rent existing The Bureau of Real Estate of the Board of Esti ~ public housing projects and in construction and in mate acts for the Commi ttee on Slum Clearance in ~ various stages of planning from $9.00 per room. directly supervising the tenant relocation (and man ~ (c) The various categories of partly subsidized agement) activities of the redevelop er. The Director ~ and no-cash subsidy programs at rentals from of Real Estate maintains a central relocation office $ I 2.00 to $21.00 to serve those ineligible for low in the Municipal Building staffed with experien ced ~ rerit housing. personnel to direct and coordinate the relocat ion ~ work of all the Title I sites. At the site office, the ( d) The several Title I cooperative and rental Bureau employs a qualified staff under central office 'V~ projects for middle income families at rentals rang direction, to give on the spot supervi sion of the ing from $ per room. I 7 redeveloper's relocation (and manage ment) pro ~ (e) The several qu a si-public housing develop gram. ~ ments, aided in some form by the City, either In accordance with the standard procedure in ~ through tax-exemption, eminent domain, or modifi New York City, the sale contract between the re ~ cation of the City plan, which have already pro develop er and the City requires the redeveloper to vided 14,000 completed dwelling units and an addi relocate all the site families to decent, safe and sani w-~ tional 7, 1 50 units in various planning stages. tary housing under the supervision of the Bureau of ~ 54 Real Estate. The redeveloper is required to estab Financial Assistance lish a relocation office on the site, and staff it with Direct financial assistance, usually in the form of qualified personnel approved by the Bureau of Real actual moving expenses, is made available by the Estate. The redeveloper may also contract for this redeveloper's staff to families vacating the premises. work with a real estate management comp;\ny, with This direct financial assistance is included in the qualified relocation experience. The company se estimated cost of $400 to the redeveloper per family lected, however, must be approved by the Commit relocated, which sum includes moving expenses, the tee on Slum Clearance. In addition, a special tenant cost of the relocation staff, the apartment listing relations committee, headed by the Director of the service, and brokers and agents fees for apartments Bureau of Real Estate of the Board of Estimate, and listed and repaired and redecorated for relocation including representatives the interested City de of purposes, etc. partments and sponsoring organizations, will be The redeveloper's relocation staff maintains con established for the Seward Park area. stant personal liaison with all site tenants until they Functions to Be Performed vacate, familiarizing themselves with family and r-elocation problems on an individual basis so that The Bureau of Real Estate reviews and recom the relocation of all families may be accomplished mends relocation policies and procedures, coordi with a minimum of difficulty. The redeveloper's nates with and obtains the cooperation of the di staff encourages families to apply for public hous rectly interested public agencies such as the New ing, to inspect listed apartments, to make attempts York City Housing Authority, Department of Build to find their own accommodations if they pref er to ings and the Fire and Health Departments, and De exercise their o-wn choice and attempts to gain the partment of Sanitation. The Bureau also meets with reasonable cooperation of site tenants by keeping and obtains the cooperation of interested private them informed of the purposes and progress of the agencies such as Local Real Estate Boards, Civic, project. The redeveloper is responsible for taking Religious, Labor, Veteran and Tenant groups. such legal action as may be approved by the Bureau As part of its supervisory functions, the Bureau of Real Estate. must approve each step of legal action which the The redeveloper is required to demolish buildings redeveloper may desire to take to vacate site ten~ as they are vacated, with resulting beneficial effect ants so that the rights of such families to proper on the relocation process. The redeveloper's reloca relocation are protected. Approval of the Bureau tion staff also meets with tenant groups and local must also be obtained before the redeveloper can civic and religious organizations to discuss commu evict or temporarily relocate any site families. nity or special problems. The Bureau of Real Estate also sends out, and sees to it that the redeveloper issues appropriate PERMANENT REHOUSING OF SITE TENANTS informational letters and notices to site tenants. The Bureau's site office staff secure and maintain per Site families will be relocated generally as fol tinent data concerning each family from the date of lows: acquisition to final relocation. This staff inspect all To Public Housing: Families will be admitted to dwellings in private housing to which site tenants subsidized low-rent and no-cash subsidy (middle are relocated to determine conformity to the decent, income) proj ects according to eligibility. safe, and sanitary standards required by law. In Privat e H ousing: Site tena nts ineligible for pub addition, the Bureau independently of the redevel lic housi ng will be relocated primar ily to suitable oper, traces families vacating without leaving for private rental housing, either via the site relocation warding addresses ( of the 7,825 families relocated office apartment listing service or to tenant-found from Title I sites up to December 1, 1955, 10.8% units at rentals within their financial means. have vacated with whereabouts unknown. This is Another group will prefer to return to the new reasonable for large scale relocation projects and housing to be erected on this site. Some of these compares favorably with the experience of New families will require temporary relocation on the York City Housing Authority, where of 20,133 site while the project is in process of being cleared families relocated during the three year period end and erected in sections. ing 9,/30/55, that agency reported 12.2% with It is also estimated that a number of families will whereabouts unknown) . purchase their own homes or cooperative apart The redeveloper is required to carry out the vari ments. ous aspects of the relocation job. The redeveloper's relocation staff must maintain accurate site tenant Relocation to Public Housing records and establish an adequa te apartm ent listing An analysis of the surv ey data on family incomes service. Constant liaison is main tained with brokers, according to family sizes indicates that site tenants management firms and owners to keep the supply are apparently eligible in the various categories of of listings curr ent. public hou sing as follows:

55 ~ -~ ~ v V Estimated No. Families Eligible ing Authority is a member_ of the Co~~ittee on ~ Total No"Cash Total Slum Clearance. The Housmg Authonty s appro No. Low-Rent Subsidy Eligible priate representatives cooperate and coordinate with ~ Families Housing ~%~ Housing, % Fam;lies % the Committee on a continuous basis on all inter ~ 1494 921 61.6% 286 19.1% 1207 80.7% related problems, including relocation of Title I site ~ The above estimates of eligibility are based on tenants to public housing. the following factors : As a matter of law and policy the Housing Au~ ~ thority extends equal preference to Title I and Title The income limits of the subsidized low-rent and III eligible site tenants for admission to Title III ·~ no-cash subsidy City-aided projects were applied _to projects. In cc.ddition Title I eligible site families re v the survey of tenant incomes accor~ing t~ family ceive preference for admission to State and City ~ sizes. Single persons were not considered m t?ese low-rent projects and City no-cash subsidy develop ~ estimates as such individuals may not be admitted ments. ~ to Federally-aided public housing, although there Shortly after the Title I site is acquired, upon the v are a limited number of units provided in State-aided request of the Bureau of Real Estate, the Housing and City-aided no-cash subsidy projects for single Authority will assign experienced interviewers to ~ aged persons. . __ the site relocation office to insure the processing and ~ In estimating eligibility for the various subs1d12ed admission of eligible site occupants to public hous ~ low-rent housing programs, the recently approved ing as rapidly as possible. As project applications ~ Income Limits for Title III Federally-aided projects are completed they will be forwarded to the Au were used. Families were considered eligible in ac ~ thority's central office for review and assignment c.-> cordance with the following income limits for ini available. to appropriate vacancies as Constant t1,,-> tial occupancy: two persons $3300; three and liaison between Housing Authority personnel and four persons $3600; five and six persons $3B00; Bureau of Real Estate supervisory staff will be main~ ~ seven or more persons $4000. For families of 3 or tained as in other Title I sites until the relocation job ~ more persons, allowance was made for the per is completed. ~ mitted deduction of $ 100 for each minor child from annual family income as indicated, 921 families or ~ 61.6% are estimated as eligible for low-rent public Relocation to Private Housing: ~ housing on this basis. ~ Eligibility for the existing and new no-cash sub As indicated above, actual relocation to public ""1' sidy projects was estimated in accordance with housing is expected to be substantially less than ~ the following income limits: Two persons-$4 l 00 estimated eligibility for public housi!lg since the un~ (existing projects) and $4900 (new program); verified incomes reported by site tenants during the Three persons-$4600 and $5900; Four persons pre-acquisition field surveys, generally, turn out to ~ $4900 and $5900; Five and six or more persons be less than the actual incomes verified during the ·~ $5400 and $6400. actual site clearance process. Thus, b3sed on actual ~ In the light of recent intensive relocation experi~ experience with other Title I sites, and other reloca tion experiences, it is estimated that not less than ~ ence, however, it is probable that estimated eligi ii-,? bility for public housing will exceed actual reloca 30% of the site families will have actual gross aggre~ .~ tion to such projects. Estimates based on experience gate incomes in excess of $5,000 per year, with a corresponding impact on rent-paying or home pur t.;...) indicate not more than 40% of the total Seward ,t-) Park Site families will actually be relocated to pub chasing ability. lic housing. Of the 897 or 60% of the site families who will •:V Estimated actual relocation and estimated eligi not be relocated to public housing, it is estimated ~ bility for public housing thus compare as follows: that 45 or 3 % of the total site families will pur chase their own homes or cooperative apartments ~ outside the project. An additional 224 families or ~ Estimated Eligibility 1 5 % of the total are expected to purchase cooper ~ Total No. Low- No-Cash ative apartm ents in the new project, as the pattern t,...> Families Renl Subsidy % Tola\ % ~ of res,iding in cooperative developments has been 1494 921 61.6% 286 19.1% 1207 80.7% V well established on the lower East Side during re v Actual Estimated Relocation cent years, among families such as constitute the Low No-Cash bulk of the site population. Relocation to the new ·~ Rent % Subsidy % Total % project within the site will be accomplished as part ..... 448 30% 149 10% 597 40% of a sectional clearance and construction program in ~ accordance relocation schedules to be worked Arrangement and Relationship With New York with ~ City Housing Authority out by the redeveloper with t he ap proval of the ... Bureau of Real Estate and the Committee on Slum ~ The Vice~Chairman of the New York City Hous- Clearance. It is estimated that the remaining 628 It' ~ 56 ~ ~ families will be relocated to units obtained by the of relocation assistance, the priority and arrange redeveloper or to tenant-found private rental hous ments for relocation to public housing, assistance for ing outside the Seward Park project area. relocation to private rental housing, state the loca An apartment listing service will be established tion of the redeveloper's and the Bureau's site office by the redeveloper in the site location office. This headquarters and office hours, the redevelopers obli~ service will contact owners, brokers and manage gation to relocate to decent, safe and sanitary hous ment agents by telephone, circular letters and news ing, and the availability and the function of the Bu paper and real estate magazine advertising. Reason reau's supervisory site office. able finders' fees will be offered and listing of decent, Subsequent Information Statements safe and sanitary dwelling units at reasonable ren tals will be obtained and offered to site families not From time to time additional letters will be deliv qualifying for public housing. ered to site occupants by hand by the redeveloper's Other families will prefer to exercise their own staff with respect to status of relo,cation and clear choice of dwellings and will desire to self-relocate. ance and demolition schedules relating to specific The offer of apartments obtained by the listing serv buildings or sections of the site. ice will stimulate this group to make reasonable For example, when it is necessary to commence efforts to find their own apartments. Current relo legal action against a group of site families to insure cation experience concerning all public improve the vacating of certain buildings within the required ment sites, including Title l and Housing Authority time, the legal notices to site occupants will be ac projects, show conclusively that nearly all families companied by an explanatory letter. This letter will who self-relocate in this manner are rehoused in explain the legal action being commenced, the mean substantially decent, safe and sanitary h ous ing with ing of the papers to be served on the tenants, and in their financial means. The expe cted relocation of the assurance that such legal action will not result 628 families or 42% to private housing outside the in any arbitrary evictions. The letter will also restate project is reasonable in the light of current experi the types of relocation assistance available at the site ence cited with respect to turnover in existing hous office, and request the tenant's cooperat ·ion in avail ing, new construction, and the preponderance of ing themselves of such assistance. The requirements small families on this site. that tenants be relocated to standard housing will also be repeated. Rehousing Summary: The foregoing relocation estimates may be sum RELOCATION SCHEDULE-SECTIONAL marized as follows: CLEARANCE AND CONSTRUCTION

Type of Rehousing No. Families Percent It is estimated that relocation of the site families Est. Relocation to Public Housing 59 7 40% can be accomplished within a period of three years Est. Purchase of Homes or Cooperntive by the redeveloper. The redeveloper will establish a Apts. outside Project 45 3% relocation office on the site immediately upon acqui Est. Purchase of Cooperative Apts. sition. The relocation work of the developer will be in New Project 224 15% carefully supervised by the Bureau of Real Estate. Est. Relocation Private Rental The redeveloper will be required to establish a Housing outside project 62B 42% detailed sectional relocation, demolition and con Total 1494 100% struction schedule as soon as possible after site ac The above relocation estimates are made on the quisition, subject to the approval of the Committee assumption that the new project will be a cooper on Slum Clearance. It is anticipated that the rede ative development. If a rental project is constructed, veloper will stagger the project to be cleared and it is estimated that I 0% of the site families will erected in from two to four sections. It is further con return to the new project and 4 7 % will be relocated templat ed that those site buildings not interfering to private rental housing outside of the new project. with the first new project structures will be allocated to the later sections to be cleared. As necessary, such NOTIFICATION TO SITE OCCUPANTS buildings will be used to provide temporary rehous~ ing for families displaced from first priority sections Initial Information Statement who could not then otherwise be rehoused without When the project is acquired by the City and sold delaying the project, or who expect to permanently at public auction to the successful redevelopers, the relocate to the new housing on the site. Bureau of Real Estate supervisory staff will dis WOOD, DOLSON COMPANY, INC. tribute by hand to each dwelling unit an appropriate informational statement. FREDERICK E. MARX This initial letter will inform site occupants of the Consul tant condemnation of the site and the purpose therefor. MIL TON SASLOW It will also describe the relocation program, the types Relocation Consultant on Planning

57 ~ ~ 'V ~ ~ THREE YEAR RELOCATION SCHEDULE ~ Total Will Will Purchase F arnilies Relocate Homes or ~ to be lo Public Coop. Apr.. Will Relocate Will Relocate ~ Period Relocated Housing Outside Project in New P roject Out,ide Project ~ 1st 12 mos. 450 200 8 242 ~ 30.1% 13.4% .5% 16.2% 13th to 24th w Mo. Inc. 600 250 22 60 268 ~ 40.2% 16.7% 1.5% 4% 18% ~ 25th to 36th Mo. Inc. 444 147 15 164 118 ~ 29.7% 9.9% 1.0% 11 % 7.8% ~ 1494 597 45 224 628 ~ 100% 40% 3.0% "'42% ~ "'15% 'V "'"'10% "'"'47% " Cooperative Hou,ing 'V ""' Rental Housing ~ NEW YORK CITY HOUSING AUTHORITY ~ 299 Broadway ~ New York 7, New York ~ v May 8th, 1956 low-rent housing programs, the recently approved v Honorable Robert Moses, Chairman Income Limits for Title III Federally-aided projects City of New York were used. Families were considered eligible in ac iV Committee on Slum Clearance cordance with the following income limits for initial ~ Randall's Island occupancy: two persons-$3,300; three and four V New York 35, New York persons-$3,600; five and six persons-$3,800; ~ seven or more persons-$4,000. For families of Dear Mr. Moses: three or more persons, allowance was made for the ~ permitted deduction of $100 for each minor child v In ac-cordance with you r request, we have care- -- from annual family income as indicated. 921 fam IV, fully reviewed the T enant Relocation Survey of the ilies, or 61.6% are estimated as eligible for low-rent V. Seward Par k T itle I Urba n Renewa l Project. Our public housing on this basis. analysis indicated the following estimated eligibility ij.,.,,> Eligibility for the existing and new no-cash sub for public housing. sidy projects was estimated in accordance with the v Total No. Families Families Eligible for Public H ou,ing (Est) following income limits: two persons-$4, 100 (ex ~ 1,494 I ,207 80. 7% isting projects) and $4,900 (new program); three V The Authority's anticipated schedule of construc persons-$4,600 and $5,900; four persons-$4,900 ~ tion is estimated as follows: and $5,900; five and six or more persons-$5,400 v and $6,400. Program No. Dn>elling Uni! Total V Under Construction and Scheduled Together with turnover vacancies available from Construetio n Starts-- I 9 5 5 -19 5 9 the Authority's current operating program, the V Federally aided (Title Ill) above scheduled new constuction should be more V ($9- I 4 per room per month) 21,437 than sufficient to provide suitable dwellings for all V State aided ( $9-1 6 per room) 15,938 Title I site families who are eligible. v City No-cash Subsidy ( $21 per room) I I, 39 7 Recent Authority experience is that of the 20,133 V. Total New Program-Dwelling Units 48,772 families displaced from public housing sites during the past three years, 59% found their own accom Vo It is the Authority's intention to have this pro modations. While quarterly figures have varied, the ~ gram provide suitable dwellings for all Title I site overall 3 year experience has been that self-reloca V. families eligible for public housing. The Authority tion has shown a fairly regular upward trend. During expects that its construction schedule will be timed ~ the three-month period ending September 30, 1955, I.,...> so that the necessary apartments are available as 64% of the 1,336 families who vacated found their required during the site clearance process. A sub own accommodations in private housing. ~ stantial part of the new public housing dwelling units 'i.-> will be constructed on vacant land sites which should Sincerely yours, ~ facilitate the relocation of the Title I Slum Clearance Projects. PHILIP J. CRUISE In estimating eligibility for the various subsidized Chairman ~ ~ ~ 58 ~ I'""'- $;- . -- TYPE OF REHOUSING FAMILIE PUBLIC HOUSING 597 40

PURCHASE HOMES OR COOi' APTS. OUTSIDE PROJECT 45

PURCHASE COOP. APT$. IN Z24 15 NEW PROJECT

OUTSIDE PROJECT PRIVATE RENTAL 628 42

1494 100

RELOCATION TIME SCHEDULE

Isl TO 12th MO. Incl. 450 30.1

13th TO 24th MO. Incl. 600 40.2

25th TO 36th MO. Incl. 444 29.7 PH, H.C. o.e I.N.e 147 ,s ne 1&4 9.9 1.0 7.8 11.0 ;l

1494 100

LEGEND

PUBLIC HOUSING P.H.

PURCHASE HOMES H.C. - OR COOP. APT$. PRIVATE RENTAL HOUSING O.P. - OUTSIDE PROJECT - IN NEW PROJECT LN.P. 59 APPENDICES ra-> ~ ffr ~ ~ ;J, ;_! ~ ;.:~ ~ ~ ~ ~ ~ ~ ~ Vo ,--. ~ ~ ~ ~ ~ .,,,> v ~

►,.-> ~

block, lot and house number map acquisition appraisal resale appraisal forms

60 .,

_J KEY CODE NO. WILL ETT ST. EXCLUDED FROM PROJECT X R 203-b

P ITT ST. \ BLOCK LOT AND HOUSE NUMBER MAP RIDOE

\ ATTORNEY

... V, s 0 ..z c,: ; "' ;

C LINTOIII

S UFFOL K

14 ~ SEW.ARO PAR K :;~

NORF OLK

~ S CAL E

7 5 0 7~ 150 ~ .~ FIELD

ESSEX ST. 61 .U ~ ACQUISITION APPRAISAL -;;., ~ ~ ~ With in the boundaries of this site there are 204 General Neighborhood : ~ separate parcels of real estate held in private owner T he proposed site is located in an area known as i" ship, in addition to I parcel owned by the City of ~ New York. It is estimated that, as of this date, it New York's "Lower East Side," a section which has would cost the sum of $6,000,000 to acquire that long been overcrowded and in need of rehabilitation. ~ portion of the site in private owners hip, in addition There has been some amelioration of slum condi ~ to an assessed valuation of $17,000 on the parcel tions in the general area, through the medium of ._.:i; public and private housing developments, and the now owned by the City, or a total of $6,017,000. ~ establishment of parks along the East River, and T he property to be acquired embraces an area of w' 443,840 square feet, indicating a cost of $13.56 per Sara Delano Roosevelt Park at the westerly boun dary of the general area. ~ square foot, or $590,674 per acre. ._.. In arriving at this estimate as to the probable cost The area to the north is improved with structures of acquisition, the realtor was concerned with the similar to those within the site : to the northea st, ~ method of acquisition, and also took into account all east, and south the areas have been developed re ~ cently, or are now in the process of being developed, of the many factors affecting the value of the proper ,..;,, ties under consideration, such as the present use and with low cost and middle income housing projects; ~ condition of the impro vements on the site, the gen to the imm ediate south and west, the improvements eral neighborhood including transportation, educa are similar to those within the project area. ~ tional, cultural and religious facilities, prevailing There are many schools and churches of various ~ rentals, value as evidenced by recent sales of prop denominations in the area surroun ding this site, in ~ erties within the site, and decisions of the Court in cluding a public elementary school, Seward Park High School, a vocational high school, and a Hebrew ~ condemnation proceedings. ~ As to the method of acquisition, it is considered Parochial School. Among the churches are three syn probable that by far the larger portion of this land agogues, St. Mary's Roman Catholic Church and All ~ will have to be acquired by the City of New York Saints Episcopal Church. ~ through the exercise of its right of eminent domain. v Extensive study of the assemblage of substant ial Transportation Facilities: ~ plots within the City during the recent past, leads to ..,.... the conclusion that it is virtually impossible to as Transpo rtation facilities are good. There are sta semble a site of this size without resorting to con tions of the Independent division of the New York ~ demnation. Transit system at Delancey and Essex Streets, and at ~ No doubt, it will be possible to acquire individual East Broadway and Rutgers Streets; and a station v parcels within the site through purchase or option. of the B. M. T. division at Delancey and Essex ~ Streets. There are bus lines on Grand Street, Essex Study of such purchases in recent acquisitions of the ~ Committee on Slum Clearance and the New York Street and East Broadway. City Housing Authority, indicates that such acquisi v tions are above the assessed values in vfrtually every Preva iling Ren tals: ~ instance. ~ The existing rentals in the neighborhood of this v property for residential and commercial space, al Presen t Use and Condition of Buildings on Site: ,:;...-> though showing a rather satisfactory yield based ~ upon the depressed value of these old buildings, ._, The site here under consideration is occupied in wou ld nevertheless be insufficient to return a reason the main by old law tenemen ts, new law tenements, able profit upon the reconstru ction value of the vari ~ and by old dwellings which have been converted to ous structu res. In other words, the rentals are on a ~ various commercial buildings. Approximately one very low level which reflects a satisfactory yield for ~ third of the buildings are used for non-residential subnorm al properties. This unique condition is one ._,..> purposes, including a number of loft and warehouse of the factors preventing the elimination of slums buildings, a garage, and a garage building used as a by the investment of private capital without the in~ v commercial laundry. There are several synagogues tervention of the municipality charged with the ~ and schools used for religious instruction, some in well-being of its citizens. ~ buildings erected for such use, and some in converted buildings. ~ Value as Evidenced by Sales: Virtually all of the buildings on the site are obso ~ lete and in poor condition. A majority are over fifty A search of recorded conveyances revealed that ~ years old, and several were constructed over since Janua ry I , 1950, there were forty-three bona ~ seventy-five years ago. fide sales of properties within the boundaries of this ...,., The stores, particularly those devoted to the sale site which were subject to analysis. These sales were v and sorting of used clothing, are in dilapidated and analyzed in detail and revealed the following indica crowded condition. tions of value: v

62 ~ ~ These sales were made at considerations averag m 1950 there were 15 sales averaging 87% of assessed value; ing 90 % of the assessed valuation at the time of con ID 1951 there were 13 sales averaging 94% of assessed value; veyance, and 87% of the 1955/56 assessed valua m 1952 there were 5 sales averag lng 92% of asseued. value; m 1953 there were 5 sales averag•ng of assessed value;. tion of properties conveyed. 79% lll 1954 there were 3 sales averagmg 86'"1n of assessed value; There was a total area of 95,621 square feet in m 1955 there "''ere 2 sales averaging 82% of assessed value; volved in these sales; the total consideration attribu a total of 43 sales averaging 90~:-~ of as~essed valu~ . table to land was $444,540, showing an average land price of $4.65 per square foot. Decisions in Condemnation Proceedings : It might be well at this point to explain the method used. in finding the proportion of the consideration Since it is deemed probable that much of the land attributable to land. The consideration was allocated for the proposed development will have to be ac~ to land and building in the ratio existing between the quired through condemnation, particular study was land and building assessments at the time of the made of the relationship between awards made by sales. While it might be argued that this method of the New York State Supreme Court in the First Ju analysis presumes too heavily upon the correctness dicial District, and the assessed valuation of proper~ of the assessed valuation, no more accurate method ties condemned in the recent past. The appraiser con can be substituted at this time, due to the fact that sulted with members of the Corporation Counsel's this would require an appraisal of the properties con staff, and studied the awards made in condemnation veyed, a duty which is outside the sphere of this proceedings for the acquisition of land for public stage of the study. In support of the proportional use, and for the acquisition of land to be resold to method established through the assessed value, it private investors for use in the public interest should be noted that this method is accepted by through the creation of new housing. Courts in New York State and also by the Federal Statistical data in connection with the most per Bureau of Internal Revenue in allocating that por tinent of these awards have been available in the sta tion of a taxpayer's cost subject to reserve for de tistical section of reports to the Committee. It is suf preciation. ficient to note here that since the general improve In a further study designed to determine the ex ment in the real estate market in 1947, in no instance tent, nature and trend of the market, the following have total awards for a site been lower than the as figures were disclosed : sessed valuation.

The sales covered 22 % of the area of the site, and Assessed Valuation: 23% of the 1955/56 assessed valuation of the site. The 4 3 sales covered 34 tax lots; there were 204 pri~ In connection with this site, detailed studies were vately owned tax lots in the site, therefore, the mar made of the assessed valuation of each tax lot. A ket covered. 17 % of the total number of tax lots in brief summary of the 19 5 5-56 assessed valuation in the site. volved follows:

No. Land Building Tole/ Unimproved lots: Private Ownership 9 $ 89,500 ...... $ 89,SOO Improved Properties: -- Private Ownership 195 $2, 19 1,800 $2,937,900 $S, 129,700 N. Y. City Owned I 13,000 4,000 I 7,000 196 $2,204,800 $2,941,900 $5,146,700 Totals for Site: -- Private Ownership 204 $2,281,300 $2,937,900 $5,219,200 N. Y. City Owned 1 13,000 4,000 17,000 --205 $2,294,300 $2,941,900 $5,236,200 1· - ) . Detailed studies _upon which we h":ve based our opinion as lo the probable cost of acquisition of this site. a~d from which the foregomg mformallon has been abstracted, have been made available to the Comm,ttt.

CHARLES F. NOYES CO. INC. GEORGE A HAMMER Vice-President

63 RESALE APPRAISAL

In order to estimate the reuse value of the land buildings, such as interest on land and on capital in within this site, we have made an analysis of the pro vested in the buildings during construction, real es posed redevelopment plans for this area, and have tate taxes on land (based on the present assessed val made a careful study of all factors affecting the value uation of the land), and finance, legal and organiza of the land in this site for the proposed redevelop tion expenses involved in a project of this size. The ment. We have come to the conclusion that the over latter item includes inspection and examination fees all reuse value of the land as if cleared is $2.SO per and title and recording charges. square foot, or $1 08, 900 per acre. It has been planned by the Committee to develop Rental Values: an area of approximately 12 acres as a housing proj ect, with a twofold purpose: In connection with the estimation of the rental value of the projected apartments, intensive study 1. The elimination of a slum area. was made of the prevailing rentals in other large 2. The alleviation of the shortage of residential apartment developments both within the Borough space in the low middle income brackets within of Manhattan and in the New York metropolitan the Borough of Manhattan in the City of New area generally. Particular attention was given to ren York. tals in new buildings which are not subject to rent We, as realtors, have been asked to exercise our controls. Within Manhattan, almost all new apart judgment as to (a) the suitability of this area for ment construction, other than subsidized, tax ex housing of the desired type, (b) the economic feasi empt, and Title I housing, is in the luxury class, with bility of such an undertaking, and (c) the value of very few rentals at less than $50 per room per the land if offered by the City at public auction to month, and a large number of rentals ranging up to private investors after its acquisition by the Com $ I 00 per room per month. However, in suburban mittee through the use of the municipality's right of New York, there are a large number of apartments eminent domain. renting at between $25 and $50 per room. Before reaching a conclusion in relation to the The apartments within the development projected above points, we made a careful study of the site and for this site under Plan A (Rental Housing) can be its surrounding neighborhood. The results of this rented readily for $33.50 per room per month. survey have been incorporated in our report as to the However, it is the appraiser's opinion that the probable acquisition cost of the property. Another completion of the program outlined under Plan B, factor to which we gave considerable study before for a non~pro:fit cooperative venture, providing for reaching our conclusions, was the present market rentals of approximately $20 per room per month, value of the land as used today, through an analysis would be more desirable, in that it would meet the of all sales of property within the site occurring since outstanding need for middle income housing, within January 1, 1950. The information relating to these the reach of wage earners and other persons of low sales was also fully discussed in our report concern~ or moderate income. ing acquisition cost, and it would seem unnecessary In setting rental values of the projected apartments to develop the point further herein. under the cooperative plans, the prime object was to Additional factors considered before reaching our make them as low as possible in order to accommo conclusions include a study of the cost attendant to date people of the low and middle income groups. the construction of the project, the rentals which After taking into consideration all the attendant would be obtained upon completion of the improve costs, i. e., acquisition of land, construction and ment, the expenses attendant to the operation of the maintenance of buildings, and forgiveness of taxes completed structures, the yield that could reasonably on the new construction as permitted by Section 26 be anticipated by a private investor on the overall in~ of the Redevelopment Companies Law, an average vestment, and the potential value inherent in this rental of $20 per room per month was found pos land for the projected use. sible. With this average a range of rentals from a low of approximately $1 S to an approximate high of Construction Costs: $30 will enable people of various economic levels in the low middle income group to occupy these apart Estimates as to the cost of constructing the pro ments. posed buildings, including all professional fees, as These rentals compare favorably with rentals in well as the cost of landscaping and site improve similar projects of cooperative sponsorship consid ments, have been supplied to us by the architects for ering the increased cost of construction and main the project. To these figures were added allowances tenance due to continued rise in labor and materials for costs involved in the completion of the projected costs.

64 It was also necessary to determine the rental value Projected Use : of certain other space in the projected buildings, in cluding stores, offices, commercial space and garages. The redevelop ment p lans for this site have been The rental values of this commercial space were es established by the Committe e after extensive ~udy tablished after a consideration of all pertinent fac of the neighborhood and ·its requirements. tors such as the nature of the space, the market for This section is at present substandard, residential such space created by the redevelopment, rental in character, occupied by low and middle income value of similar space in the vicinity, and the cost of groups. The proposed redevelopment will provide constructing these facilities. modern housing in landscaped surroundings for these income groups. Operating Expenses: Comparative Approach to Value: We estimate that the proposed improvement for this site could be operated at a cost of approximately Another type of appraisal procedure usually ap $1 00 per room per annum for rental housing and for plied in determining the valuation of land, is the $80 per room per annum under the cooperative plan. comparative method through which analogies are These figures are based on current rates for labor, drawn between the assets and benefits inherent in materials and utilities and include the following the site being appraised and those found in similar items: sites suitable for the same purpose and offered con currently for sale or lease. Payroll. Payroll Taxes, Fuel, Water, Insurance, This method of appraisal could not be applied in Repairs, Gas and Electricity, including con this manner in the instant case due to the fact that no sumption, Painting and Decorating, Reserve for similar assemblage of land presently improved with Replacements, Supplies, Management and Bro substandard housing, is to be found on Manhattan kerage, and Miscellaneous Expenses. Payroll esti Island, which is susceptible to private negotiation mates are predicated on the use of automatic as distinguished from acquisition through the use of rather than manually controlled elevators. the right of eminent domain. The figures do not include real estate taxes, or It was possible, however, to ascertain the acquisi amortization of the investment, which have received tion costs of other housing projects, both private and consideration in the projection of the net return ap public, and particularly of other Title I sites, and to plicable to each of the proposed developments. compare the assets and benefits inherent to those These estimates were made after extensive study sites (as to their relative location, transportation fa as to the cost of operating somewhat comparable cilities, neighborhood conditions and desirabilty), buildings in the recent past, including a number of with those of the subject site. large projects within the City operated by such in In order to establish a value on this site for resale vestors as insurance companies. purposes, at a level consistent with its market value for the use envisioned by the Committee on Slum Anticipated Yield : Clearance, the comparative method was applied to this extent. In the application thereof, the records Based on the estimates of rental value and operat and statistics of many private and public projects ing costs under Plan A for rental housing, and com were studied and analyzed to determine (a) acquisi~ puting real estate taxes on the basis of a reasonable tion cost, (b) construction costs, (c) operating ex approximation of the assessable value of the pro penses incurred, (d) rentals obtained, and (e) the posed project, the estimated net return on a free and resultant monetary yield. clear basis shows a yield of approximately 7% on The other factors considered and deemed of ut the total investment involved. most importance in determining the resale value of We believe that this represents an adequate re the land were: the land coverage envisioned for the turn on an investment of this character. Since it will various uses contemplated and the popu latio n probably be possible for a potential investor to se density planned for that portion of the area reserved cure a substantial mortgage on which debt service, for housing . including interest and amortization would be con~ All of the foregoing study is reflected in the reuse siderably lower than 7%, the percentage of return value which we have placed upon this site. on the equity would be substantially higher than 7%. On the basis of cooperative Plan B, no provision CHARLES F. NOYES CO. INC. is made for return on equity, except in the form of GEORGE A H A MMER lowered rents. Vice-President

65 FORMS

Site Occupants Relocation Recor""------Tenant's Full Name Draft (Last Name First) Dat.._ _ ___ 19______(Name of L. P. AJ Apartment No, ______Borough'------Floor Premises~ ------No. of Rooms Date Tenant Rented Above Apt.

•:••················"···························...... ···· ·······••-•···•-•-••-•-•-•...... 1. Family Hea..______

2. No. of Persons ( ) No. of Minors ( ) Race (

3. Family of Veteran ( ) Servicemen ( ) Disabled ( Deceased ( ) No. Veteran or Servicemen ( U.S. Citiz:en ( ) Social Security No,______4. Estimated Family lncome______per______

5. Occupancy: Owner ( ) Tenant ( l Sub-tenant ( ) Roomer ( 6. Present Rent______per______

7. Rent Includes: Furniture ( ) Utilities ( ) Hot Water ( Elec. or Gas Refrigeration ( ) Other Services, i,e ______

8. Average Monthly Cost of Utilities Not Included in Rent______

9. Receives Financial Assistance Thru OAA ( ) ADC ( General Relief ( ) Other______Date Placed on Welfare Assistance ______Case No ______Date Previously on Welfare Assistance Case No. ____ _

10. Dwelling Required: No. of Rooms------Locatio .______

11 . Plan to Purchase Home Yes ( ) No ( 12. Monthly Rent Family Able to Pay______13. Eligible for Public Housin•M------14. Interested in Public HousinM------

66 15. Other Plan for Relocatio ~------

16. Housing Conditions On Site Relocated a) Gross Rent b) No. of Rooms c) Overcrowded d) Exclusive Occupancy by Family e) Private Bath f) Private Inside Flush Toilet g) Inside Running Water h) Needs Major Repairs i) Adequate Heating Facilities j) Adequate Light & Ventilation k) Other-Specify I) Standard House

17. Date lnterviewe______

18. By ______

19. Subsequent Interviews: Date By

20. Date Informational Notice to Family Serve______

21. Date Notice to Vacate Serv- ______Effective,______Extended to,______

22. Vacant Housing Accommodations Offered which meet legal requirements: Address: ______Dat______

23. Date Legal Action Starfe______

67 24. Date Family Moved from Sit-..______New Addres,:a-______

25. Moved to (a) Permanent Low-rent Public Housing:.______(b) Standard Private Rental Housing ______(c) Bought Home,______Purchase Price,______Down Payment,______Monthly Carrying Charges~------(d) Temporary Housin•~------1. Sub-Standard Private Housin ______2. Temporary War or Veterans Housin______3. On-site Transfers. ______(e) Whereabouts Unknow .______

26. Financial Assistance by LP.A. Yes ( ) No ( Oat Kin,...,______Amount______

27. Relocation Accomplished by: (a) Occupant's Initiative Primarily______(b) Vacancy Found by L.P.A______(d Other Service Performed by L.P.A______(d) Legal Evictio,.L______(e) Unknown ______(f) Other ______(g) Rent Arrears on Vacating:.______

28. Remarks: ______Mos. @:------Per mo~ --- - -

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Tenant's Signature

68 FORMOF OFFICIAL NOTICE TOFAMILIES TOBE DISPLACED

(Date)

Re: Address Block Lot Borough of (Name of Project)

Dear Sir (or Madam): As you already know, the building in which you are now living is on the site of the new modern housing project known as ------~ This site will be cleared with the assistance of the Federal and N. Y. City Governments. In order that we may properly assist you in finding new living quarters, we will offer you housing accommodations that are decent, safe and sanitary. An office has been opened at ______where a competent and courteous staff is available daily from~- -- A,M. to,___ _. P.M. and in addition, on Tuesday from ____ A.M. to,___ _.P.M.

PREFERENCEFOR APARTMENTS All present site residential tenants will be offered apartments in the new project when ready for occupancy. Preference for apartments in public housing projects will be given to you provided that you meet the eligibility requirements. We will assist you in filing your application for such housing.

69 TEMPORARY REHOUSING The place to which you move should be decent, safe and sanitary. If the apart ment to which you move does not meet those standards, we will consider the move to be temporary, and the facilities of our relocation office will continue to be avail able to you until you are located in a decent, safe and sanitary dwelling.

PRESENT TENANCY During the time that you remain in your present apartment, we shall give you the required maintenance services. All requests for repairs should be reported to your superintendent. If you are dissatisfied with the service being rendered, report it to the site office. Your rent for the apartment you now occupy is the same as you have been paying to the previous owner. You are to pay your rent to ______on the first day of each month.

COOPERATION You may hear many stories from your neighbors and friends about this proj ect, including false rumors about evictions, etc. The office has been established at ------~ · n order to give you the facts and to assist you in all your problems. Do not hesitate to come in and speak to us cit any time. We are sure you will find our office and all its staff helpful, courteous and understanding.

Very truly yours

Aerial photographs by Skyviews, H. Y. ~ 52 Printed by Charles Francis Press

70 Richard C. Guthridge