PLANNING FOR A

GREENER

EAST HARLEM

JUDY CHANG • LINDSEY LANGENBURG • CAROLINE MASSA JAKE SCHABAS • DIANA SWITAJ • JOYCE TAM

COLUMBIA UNIVERSITY • GSAPP • 2011 Introduction toHarlem East Economic Development Affordable Housing Urban Design Summary Goals

CONTENTS 1 1. Appendix: Age & Distribution Total Population Chart Avenue south of 96th Street, where the buried This desolate contrastis in picture stark to Park andretailland andalackofpedestrians activity. commercial landuses, andindustrial vacant rarely found mixofresidential, inManhattan—a lots—anattribute an excessparking ofsurface ofEastHarlem. unique part The studyarea has of ParkRailroad, Avenue thisportion isa Dominated by the elevated Metro-North west andLexington Avenue to theeast. Street, Avenue between Madison to the on Park Avenue from 116thStreet to 132nd their district. This studyarea concentrates improving Park Avenue asitpassesthrough student to provide recommendations for year Columbia Graduate Planning Urban commissionedHarlem agroup offirst CommunityManhattan Board 11 in East INTRODUCTION TO EAST HARLEM Marcus Garvey Lenox Ave La Marqueta 132nd St 30 years, butthere have beenconsiderable remained relatively constant over thepast 11has population ofCommunity District 7% ofManhattan’s total population. 2009,CD11’s In total population was 113,328; significantexperiencing demographic shifts. However,of EastHarlem. is thedistrict new residential inotherparts construction ratedeclining crime have contributed to and African-American culture andsteadily street life,Mexican Rican, flourishing Puerto remain ofEast Harlem lively vibrant. Its parts asthma. Despite thesehardships, many suffers from high rates ofdiabetes and and median householdincomes inthecity Today, hasoneofthelowest EastHarlem of the highest real estate values in the city. rail linehasallowed forMetro-North some Park Ave MetroNorth Viaduct

Park Ave Study Area

H a r a H

116th St m e l

R i v i R

e e r

N 1 The total The Current conditions of Park Avenue

EAST HARLEM 2 EAST HARLEM 3 and Cuban populations. to 8.8%alongwithincreases inDominican populationMexican increased from 0.7% share decreased from 41% to 24%, and the Rican but between 1980and2009,thePuerto population has remained at 47% since 1980, 6. Appendix: Income Distribution Chart Distribution 6. Appendix: Income 5. Appendix: Average Chart Income Median 4. CD112011Statement ofFiscal Needs Composition3. Appendix: Hispanic Chart Composition2. Appendix: Chart BasicRacial it was $28,714. 1980,itwas $23,957andin2009 In Manhattan. lower than the average median income of CD11 inthepast30years, butitremains much Average medianincome hasincreased in population ofdocumented immigrants. undocumented immigrants given theirlarge to have alarger thanaverage population of 11 is has likely also stated that their district from 24%to 36%. same time, thewhite population increased from the 46%in1980to 38%in2009.During The district’s blackpopulation hasdecreased changes withintheracial ðnicpopulations. $15,000 annuallystillaccount for amajority 3. 2. 1. Improve services opportunities local &employment Contextual development through goodurban design Maintain &expand affordable housing units 5 Households making lessthan Householdsmaking 2 The total Hispanic 3 Community Board 4 increased significantly since 1980. larger incomes has of householdsmaking of population (30%),butthepercentage Board 11 has outlined several priorities. residents and business community, Community theinterestsreflects ofitspresent andfuture To ensure that afuture Park Avenue corridor sites andlittleexisting builtcontext. there are many potential development thecaseinstudyarea, where particularly itsanticipatedand directs growth. This is aligns withtheinterests ofthecommunity guiding future development sothat it becoming increasingly interested in Planning are ofCity the Department theCommunity Board and the district, With throughoutnew buildings appearing incomes andsubstantial purchasing power. the growing population ofresidents withhigh for higher-market housinghasaccompanied 6 Ademand corridor could become the seam that knits couldcorridor become theseamthat knits systems. Furthermore, thePark Avenue affordability to improved publicinfrastructure which range from and housing sustainability set outinMayor Bloomberg’s PlaNYC 2030, as oftheCity priorities with thesustainability This studio believes these interests can align 3. 2. 1. reflect the interests of the present & future community through urban design and publicspace improvements that Improving the physical character of the parkavenue corridor issensitivethat to the current built character of Harlem East Attract affordable housing development parkavenue along Increasing access to services opportunities local &employment These goals are: interests asawhole. withthoseofthecity look to combine board’s thecommunity To accomplish thisvision,thestudio’s goals and recreation inthecommunity. asavibrantHarlem center for living, working ofEast together two currently divided parts

EAST HARLEM 4 AFFORDABLE HOUSING 5 50 years orolder. As thebuildings ageand we consider that 90%ofallhousingstock is affordable housingisalsomadeevident when population is$27,973, given themedianhouseholdincome ofour not deviate farfrom theaccepted standard, share inthecity. ofany district of allrentalthehighest unitsinthedistrict, subsidized rental housingunitsmakeup68.8% the figure has declined to 53.8%. Public and more than60%ofthehousingshare. Today, 1990,publiclysubsidized unitscomprised In centration ofsubsidized housinginthecountry. contains EastHarlem thehighestcon- for housing. City, illustrating thedemand further wasEast Harlem 2.7%,compared to 3.8%for rate 2009,thevacancy of In or transportation. other necessities likeeducation, health,food onafamily’sburden hasimpacts budgetfor 9. Furman Center for Estate Real Policy, &Urban State ofNew York City’s 2010 HousingandNeighborhoods 8. Furman Center for Estate Real Policy, &Urban State ofNew York City’s 2010 HousingandNeighborhoods 7. Furman Center for Estate Real Policy, &Urban State ofNew York City’s 2011 HousingandNeighborhoods (AMI). Income Monthly currently at 27%oftheCity’s Average Rentalrates have alsobeenontherise, all ofManhattan. which ishighcompared to the75%average for Rentals comprise 92%ofresidential units, buildings.(23%) are multi-familyapartment allhousing, aquarter nearly Of East Harlem. altogether makeup29%ofthelandarea in andmixedfamily apartments, use, which 1-2 familyhouses, multi-familywalk ups, multi- CD11iscomprised offour ofhousing: types INTRODUCTION TO AFFORDABLE HOUSING • • • In 2009, 64.6%of residents over of the age 16usedpublictransit to get to work Subsidized units make up68.8%of rentals inthe district, the inthe highest city 92% of housing units are rental, compared to 75% Manhattan Average 8 7 any increased rent Although thisdoes 9 The needfor will bring morewill bring affordable housing to thearea. Avenue, and CB11 ishopingafuture rezoning such asthe314unitsproposed at 1951Park forconstruction newaffordable housingunits needs of the community. There is some current whether future rezonings willaddress the to findCB11isskeptical of it isnosurprise only saw a2.9%increase. Given these changes, that was rezoned in2003-2007,residential uses the19.6%oflandareaprices. inEastHarlem Of followed could play arole inraising housing the recent housingthat ofmarket construction between 2003and2007 of EastHarlem rezoningcauses behindthistrend, thepartial since. Though we can makenoclaimsasto the the declineuntil 2002,andhave beenontherise real estate inCD11 were salestransactions on The numbersofcommercial andresidential in . LamaunitshaveMitchell beenlostsince 1990 As thesecontracts have expired, 40,000 residents.housing for low andmiddle-income were to encourage enacted more affordable contracts,the ending of Mitchell-Lama which housing has declined recently, likely related to organizations. The share ofpubliclysubsidized by basedhousing HPD and community NYCHA inadditionto projects unitsdeveloped Currently, contains theneighborhood 24 deteriorating structures. of inhabitants becomes with anotherrisk deteriorate, theissueofsafety andhealth 2. 1. to incentivize orencourage affordable housinginclude: specified income relative to thecity’s average medianincome (AMI). Frequently used mechanisms Affordable housingisdefinedasbelow housingthat market islimited to residents with a Westchester —the metropolitan area. 10. AMI for New York istheaverage City ofthefive boroughs as well asNassau, and Suffolk, Rockland Putnam, INCENTIVIZING TOOLS development. These methods include: Tax abatements, credits and other lower tools financial that the cost of a Program, whichoffers two strategies: initiatedaffordable units. through This isusually the InclusionaryHousing Density bonuses,where developers are given ahigher FAR include ifthey more areas), abonusof33%FAR canbeobtainedfor 20%ofunitsbeingaffordable housing. for 15-30years. After this period, theycanbecome rate. market developers whosetaside20% of unitsintheirbuildingasaffordable The the creation ofmulti-family affordable andpreservation housing. to developersand taxablebondsto finance for mortgages low-cost The AMI, amonthly rent of$1150.Unitshave to remain affordable for 35years. or more affordable housingunits—for 60%of householdswhoearn can stretch andusuallycontain Manhattan 20% upto 21years innorthern or landrecently use. builtonwithanon-conforming Complete taxexemption family residential developers whobuildonvacant, predominantly vacant land 421-a taxbenefits affordable housingdevelopers atstagesofcapitalandlandacquisition. theearly financial institutionsto create a$200millionguarantee poolthat reduces for risk and aggregate landfor development. The leverages City several banksandother affordable housingby providing financialmechanismsfor more easilyacquiring The LIHTCs are administered through States, whichuseacompetitive process to allocate credits. debt to remain lower becauseitissecuritized by HUD, allowing for more affordable rents. can sellthesecredits to investors inorder to raise moneyfor theproject. This allows the affordable rental housingintheprivate LIHTCs market. are awarded to developers who The In households at orbelow 80%AMI, 20% ofunitsremain permanentlyaffordable. unitsmustbeaffordable Below market to applicable areas (residential andcommercial) solongas withinanR10zoning district T he original R10 Program, whichincreases the maximum FAR from 10.0 to 12.0in ‘Inclusionary Housing’‘Inclusionary designated areas Low Income Housing Tax credit (LIHTC) New York Acquisition City Fund 80/20 New Construction Housing program New York Housing City Development Corp. provide a declining property taxexemption provide for adecliningproperty multi- 10 whichinNew York isarent City of$1540/month. isanotherway that NYC encourages (East Harlem is not mapped as in one of these isnotmappedasinoneofthese (EastHarlem isa1986initiative by HUDto incentivize gives tax breaks to issues tax-exempt issuestax-exempt

AFFORDABLE HOUSING 6 AFFORDABLE HOUSING 7 area. We believe thesehighnumbers are a spaces inthestudy 1,300 off-street parking on site visits are that there are approximately estimates ourconservative based the viaduct, lotsunderneath you If includetheparking or by increasing theprice ofeachunit. expensive materials neededfor tallbuildings reducing the number of units built to avoid the developer accounts often for thiscost eitherby developments where this is the case, the parking space. parking spaces required that the 36parking would addanestimated $3.5 milliondollarsto theproject,or$85,366 per 11. Aproposed 2008 Affordable Housing development at Brook Avenue andEast 156th Street intheBronx estimated much as$25,000to $85,000each. underground, spaces cancost as parking housing developers have found that ifbuilt research andcommunication withaffordable must accompany allbuildings. Academic numberofoff-street spacesthat acertain to the1961Zoning anddictate Resolution requirements parking date Minimum back public transit. and discourage car useinanarea withgood contextual development, design good urban could encourage both affordable housing, requirements required by thezoning code Changes to the current minimum parking BUILDING REQUIREMENT EXEMPTIONS 11 In new In Manhattan average.Manhattan to workpeople bicycle thanthe inEastHarlem all boroughs. Additionally, asmany twice give access EastHarlem to and Manhattan, in thearea. Together, thepublictransit systems well aslocalline6. There are 16localbuslines area hassubway linesthe2,3,4and5—as percentage than the average.Manhattan The 16 usedpublictransit to ahigher getto work, 2009, 64.6% of residents In Harlem. over age public transit access isespeciallygoodinEast don’t have access to acar. Furthermore, overreported residents 87%ofEastHarlem mismatch inanarea where the2000census Park Avenue represent asignificant spatial on Such high numbers of off-street parking convenienceparking becauseofmunicipal under theviaduct to themto changeutilization ofthespace parking. The haslittleincentive City presented forthe space agency beneath theviaduct City developments andtheconvenience ofusing requirementsminimum parking for new result ofseveral renewal, pasturban factors: 3. 2. Avenue might corridor beagoodplace for such zoning reforms to be tested. requirements changes.studying residential parking policy withtheintention ofmaking The Park requirement to pushfor parking innovations Planningopportunity iscurrently becauseCity Planning to ofCity require make zoning amendments.All actions theDepartment Now isagood methods: provided ordecrease thecost ofaffordable housingunits. This could bedonethrough several requirements parking could Reducing eitherincrease thenumberofaffordable housingunits 1. METHODS free transit passes to tenants. Park Ave requires that afee in-lieuof parkingspaces dedicated to providing The Citycould create purpose‘publictransportation’ aspecial district along Expand the Lower Manhattan ParkingMaximums Zone could bemade to further lower or eliminate parkingrequirements An amendment to the zoning text onaffordable housing parking requirements Lexington 4,5,6 Subway line, currently oneofthemostcongested routes inthecity. stations. would haveThis policy affectoflesseningthestrain the indirect onthe access to allMTA Midtown Manhattan, subway lines, theBronx, and suburban to higher fares. Providingpassesto residents can provide Metro-North efficient 11 residents usethe railof Community District line to get to work—likely due rail line, whichiscurrently 1.3% North underutilized by theneighborhood—only promising dueto thepresenceThis optionseemsparticularly oftheMetro- exist orhave beenproposed Diego, incitieslikeSan Los Angeles and Toronto. passes isfeasible, especiallyinanarea withgreat publictransit. Similarpolicies pays afee in-lieuofproviding that goesto providing off-street parking free transit recently approved where a developer Aspecialdistrict 125thStreet SpecialDistrict. haveMany specialdistricts recently beenapproved intheCity, includingthe issuesandgoals” withparticular neighborhoods 2011). (Zoning Handbook, Planning andhasspecialzoning regulations that respond to “distinctive ofCity isdesignated by district A specialpurpose theDepartment by reducing theircosts through requirements. eliminating off-street parking thiscouldHarlem, makebuildingaffordable housingmore attractive to developers northwards isbeingexplored.boundaries thezone were If into extended East Planning indicate ofCity that these extending Discussions at theDepartment southof96thstreetManhattan ontheeastsideand110thStreet onthewest side. Currently, requirements off-street parking are waived for newdevelopments in and thefeasibility ofaffordable housing developments builtwithoutparking. the City. This nature andotherexamples demonstrate ofthezoning thearbitrary where spaces all94required were parking waived following aspecialrequest to affordable housingdevelopment at 1951Park Ave inthe Park Avenue Corridor built withoutany off-street parking. This isthecaseat arecently approved 314unit but someaffordable housingbuildings inNew York have City beenproposed or Affordable housing developments already have requirements, reduced parking

AFFORDABLE HOUSING 8 URBAN DESIGN 9 as ameansto more makethecorridor vibrant, encouraging By designviaduct. goodurban uninviting presence oftheMetro-North a lackofpublicspace, andthecurrently including highasthmaanddiabetes rates, longstanding inequities in the community, design many hasthepotential to other tackle Furthermore, aplanfocusing onurban good publicspaces. shadows, the absence of retail and a lack of new developments—blank ground level walls, negative accompany that often externalities context specificallydesigned to mitigate the around iftheyoccur thecommunity withina less of a chance the vibrancy of harming changes instore for will have thecorridor chance ofsucceeding. Furthermore, the will haveand economic a activity far greater street, newaffordable housingdevelopments enhancing the feeling, of the lookandfunction improvements to thePark Avenue Corridor. By that could holdtogether any planning Thoughtful design urban provides theglue INTRODUCTION TO URBAN DESIGN 4. 3. 5. 2. 1. Revitalizing the 125th Street Metro-North Station spacePublic improvements Stormwater management Noise mitigation Lighting improvements recommendations: informed thefollowing design urban The current context outlinedabove has and otherinitiatives. local transit stations into multi-modalhubs managing storm water runoff, transforming likecreatinggoals oftheCity publicplazas, withsomeoftheoverarchingthe community corridor. Furthermore, italigns the interests of rather thananobstaclefor reactivating the toallow become anopportunity the viaduct and thespaces surrounding thestreet. This will buildings shouldhelpto improve thestreet livable andstimulate thelocaleconomy, new affected by street lighting. as unsafe or unwelcoming—both of which are more likelyto useaspace ifitisnotperceived provide additionalstreet lighting. People are occur, of the Department Transportation can areasIn where newdevelopment willnot improve lighting onbothsidesofthesidewalk. on thesidewalk andonto buildingfacadesto required to incorporate street lighting both Transportation. should be New construction of withtheDepartment through partnership both through requirements for developers and Adding street lighting canbeaccomplished the space isunsafe. dangerous andheighten theperception that shadows makecrossing andvisibility thestreet other. These concerns regarding poor lighting, andcarsfrom pedestrians seeingeach blocking to visibility, asabarriers itselfact the viaduct andthephysicalunder theviaduct of structure lighting theroad. The abundance ofvehicles current street lighting is inadequate in properly outright fear, undertheviaduct. ofwalking The 11, residents have expressed awariness, even meetingsheldwithCommunity Board In LIGHTING IMPROVEMENTS Illustration of proposed lighting conditions (existing conditions inset) streets where there are nobuildings, allowing western sidewalk between 118th and 124th reaching the street. This could occur on the prevent sunlight newbuildingsfrom blocking could benefitfrom an expanded sidewalk to increase thewidthofsidewalks, Park Avenue the 2008125thStreet rezoning guidelineto by expand sidewalks isalsoapossibility. Like Allowing more sunlight to reach thestreet viaduct. sunlight to address theshadows causedby the for thePark Avenue that corridor maximize setback and streetwall height requirements the street. We recommend that DCPcreate new exposure plainsthat ensure sunlight reaches requirements provide a precedent for sky Housing zoning codes thatdesign addurban by thecorridor darken addingshadows. Quality setbacks exist, new development could further no requirements for streetwall heights and occur underthecurrent zoning of R7-2where setbacks. residential If development were to limiting streetwall heights and mandating ensure that sunlight reaches thestreet by Another way to improve lighting isto

URBAN DESIGN 10 URBAN DESIGN 11 with theEast RiverPlaza development plan. in the1951Park Avenue development aswell dampen thenoisefor tenants. Examplesexist and architectural that wouldsound barriers building materials likemulti-paned windows buildings shouldrequire theuseofspecial New developments and retrofits of old close to thetracks. reduce thecanyon effectoftallstreetwalls built addition, thesestrategies In viaduct. would the distance between housingunitsandthe would decrease exposure to noiseby increasing applied asnoisemitigation techniques. These setbacks andexpanded sidewalks could be As mentioned above, requirements for succeeding. and commercial development inthecorridor are precedents that give evidence to residential as wellCity as in other cities like Chicago, there inmanyflourished areas throughout New York developments near to elevated subways have elevated MTA subway trains. Since residential quieter than was actually that theviaduct to beconsciousfactor of, butitwas found development assessedthenoiselevels asa forconducted the1951Park Avenue residential 2010 Environmental Assessment Statement growthpedestrian alongPark Avenue. A presents an obstacle for both residential and concern that needsto beaddressed, asit trains isanother Noisefrom theMetro-North NOISE MITIGATION proposals to expand sidewalks underneath Examplesexist inManhattanville where could beconsidered. the optionofadevelopment rightstransfers theirFARspublic realm. Raising orproviding to the oftheir property for the loss ofpart expanded sidewalks or somehow compensated would needto beconvinced ofthebenefit of back from theroad. However, owners property for lotlinesto bemore easilypushedfurther corridor—another amenity inshortage. corridor—another amenity a simplesolutionto addgreen space to the runoff. funded initiativeThis city would be would assistinthemanagement ofstormwater make the morecorridor attractive, clean, and decreasing noise, additionalstreet trees would MillionTreesNYC additionto campaign. In complement work already inprogress by the where sidewalks are widened, andwould trees. This would be easy to implement also bedecreased withtheadditionofstreet would Noiseandechoesfrom theviaduct several ofwhichare 30feet wide. ofHarlem’salso characteristic otheravenues, retail usesandenliven Park Avenue. They are would encourage andsidewalk pedestrians lots.street, Awidersunlitsidewalk onlyparking ofthe buildings ontherecommended portion in Manhattanville since there are no existing not require theuseofeminent domainasitwas Avenue different would bevery inthat it would havea viaduct been passed. However, Park residential units Park Avenue along A wider sidewalk would decrease noise for residents of new In the short term, theDOT theshort andEDCshould In concerns that face thecommunity. to accomplish thisandmeettheneeds terminated. This proposal outlinesthree ways is ourunderstanding that contracts canbe lotsonamonthly basis, it asparking parties Development Corporation to private orpublic of Department Transportation ortheEconomic Currentlythe viaduct. leasedby the by better utilizingtheroadway underneath to increase theshare ofpublicopenspace Park Avenue presents agoodopportunity need ofopenpublicspace. residents isin visittheislands—EastHarlem that Islands—verified few by surveys reporting toDue low accessibility to Randall’s and Ward’s topoorly thecity’s average district of27%. that numberdrops to 15%andcompares when Randall’s and Ward’s Islandsare removed, istechnically considereddistrict openspace, other New York districts. City While 45%ofthe currently lackspublicopenspace inrelation to along thePark Avenue corridor. EastHarlem Public that space islacking isanamenity SPACEPUBLIC IMPROVEMENTS sidewalkspermeable androads andallows soilcanbeusedunderneath Structural sewer system for treatment. the water table, rather thanthrough thecity’s pass through thepavement andbackinto Permeable paving allows stormwater to seweroverwhelmed system. greywater runoffandstress onanalready catchment basinsinorder to decrease paving, soil, structural andunderground widen asidewalk shouldincludepermeable development along Park Avenue that would wider sidewalks andGreenstreets. Any new easily be coupled with recommendations for Stormwater management systems could STORMWATER MANAGEMENT through theNYC Plazas Program, DOT would Avenue fitsthebill.If accomplished corridor community. Given ourfindings, we feel the Park of open space in the there must be a shortage of thecity. Part oftheprogram isthat criteria through the NYC Plazas Program inother parts for hasbeenusedby pedestrians theDOT furniture and paint that delineate the space Planters, plasticbollards, moveable street block orseasonalbasis(winter snow removal). spaces for oneitherablock-by- pedestrians pilotprograms temporary that reclaim the try the cost ofmaintenance to thecommunity. water to street trees andplanters, decreasing This would allow anunderground supplyof would theybegin into to empty the system. be implemented. Onlyonce thebasinsare full than inundate thesewer system could also storm event aheavy runoff during rather Underground catchment basinsthat collect high incidences ofasthmainthearea. issuedueto important —aparticularly Harlem stormwater andhelp improve inEast airquality and welcoming, theywould takeinmore only makePark Avenue more attractive networks. Biggerstreet trees would not street trees to develop muchlarger root A pedestrian plaza in Manhattan

URBAN DESIGN 12 URBAN DESIGN 13 Bucks initiative should be implemented under that market usestheCity’s Aweekly Health interventions. could beaddressed through design urban significant that health concerns inthedistrict these existing resident demandsamount to combinedand asthmainthecommunity with the neighborhood. The highrates ofdiabetes want more fitness and recreation places in also revealed residents that 90%ofsurveyed wanted more fresh produce vendors. The study foundthe viaduct, that 80%ofrespondents usesunder demandformeasuring certain CB11’s Analysis 2011Retail April study, bycorridor otherland-useimprovements. goers andpeople-watchers, drawn to the the increased amenitiesfor pedestrian lunch- by to rest. The would corridor beimproved by adding tablesandbenchesfor peoplepassing thiscould beaccomplishedthe short-term, by recreational facilitiesthat willbeproposed. In to the asconnections canserve the viaduct can betransformed. This new open space under Garden Centerand theUrban at station liketheMetro-North near attractions that areas arein EastHarlem, undertheviaduct To increase the amount of open public space oftheopenspace.and construction work andpay withthecommunity for design Basketball court under Highway Miller Viaduct with the pedestrian plazasituatedwith thepedestrian at the be included between 126th and 127th Street These recreational and fitness uses could for physicalopportunities activity. rates faces thecommunity by increasing to combatserve thehighdiabetes andasthma Additionally, facilitieswould thesenewsports a more vibrant atmosphere inthecorridor. and addto thestreet life, ultimately creating to for thecorridor oftime periods extended would attractions purpose helpto draw people be addedto thenewspace. These single- playgrounds with fitness equipment should oradult Attractions suchasbasketballcourts goods. andprocessedhaving lesshighlypackaged local fresh food isthat itreduces energy useby environmental benefit to producing and eating farmers. overlooked An often than large-scale withmoresmall farms sustainablepractices localagriculture and alsosupports markets Increasingaccess to fresh food andfarmers sector. economic healthby stimulating thelocalfood between food anddiabetes, whilemaintaining improved by addressing theconnections The could health ofthecommunity begreatly farmer’s city can beusedat certain markets. HealthBucksarethe viaduct. $2coupons that at Marcus Garvey, popular handballcourts, similarto ideaslikedogparks theone Other for more recreation andexercise. and church, thiswould beagreat opportunity developments andcloseto St. Paul’s school would beadjacent to thenewL+Mresidential may notalways beopen.As thisnewspace does exist at 120th,itbelongsto PS79and foot traffic forboth attractions. Though afield across thestreet whichwould stimulate more end. The Garden Center Urban isdirectly situatedplaza directly pedestrian at the south between 117thand118thStreets withthe Asecond potential location would be the viaduct. for circulationanother linkage inandaround space at the 126th-127th block would provide potential commercial corridor, thenewopen Station, a of the125thStreet Metro-North As thisis just north underneath theviaduct. benefit from anadditional communal resource Avenue, memberscould community also addition to residentsIn on this end of Park Academy andChildren’s Storefront School. institutionssuchastheChoir community ofthislocation are south end. north Directly Illustration of viaduct marketplace and vendor plaza quality oflifequality inEastHarlem. should be seen asstrategies to enhance the Appendix). These newpublicopenspaces spaces around theworld could bedone(see more investigate work into otherrecreational and shouldbeconducted the community about specific recreational usesdesired in Avenue Viaduct, amore detailed survey theseoptionsare If pursuedfor thePark space requirements. oftheirpublic adjacent aspart to theviaduct ofthefundsfrom developers part apportion An option for theseinstallations would beto their healthandenjoy theoutdoor spaces. greater tocommunity improve opportunities thiswouldthe viaduct, give membersofthe training machines. Implementedunderneath , whichincludesseven resistance an adult fitness playground at their campusin New York of Institute Technology hasinstalled fitness equipment into thepublicspaces. The Another option is to incorporate outdoor or baseballdiamondsare possibilities. could besuccessful. Playing fields, playgrounds, throughout New York andsoccer City arenas

URBAN DESIGN 14 URBAN DESIGN 15 14. New York ofHealth.NYC Department City Community Health Survey. 2009. Community13. 2009American Survey, 2000 Census 12. CD112011 Statement ofFiscal Needs local subway andbusstops. discourages commuters from transferring to and that thecurrent condition ofthestation as “dark spots” behindthestation andat exits, stop asfar in thearea around theMetro-North Board 11hasexpressed concerns aboutsafety orunderutilizedby space. empty Community Park Avenue and125th Street, itissurrounded Located at of theintersection underthe viaduct Street iscurrently inneedofimprovement. commuter rail station at 125th The Metro-North STATION REVITALIZE THE125THSTREET METRO-NORTH City (21.6%). City one ofthehighestasthma rates inNew York of decreasing with automobile use in a district and thecommuter rail withthelong-term goal between local New connectivity York transit City shouldalsobemade to improveEfforts provide maximumbenefits for the community. anditshouldbeutilizedin EastHarlem, to station is a unique amenity The Metro-North railroad. 11usedthe residents inCommunity District the 2000Census that only1.3%of reported 16 usedpublictransit to getto work in2009, although 64.6% of residents over the ageof 13

14 Strategies to improve thequality 12 Furthermore, that has more EastHarlem the thantwice other fixtures. The Furman Center has reported lotfences,chained to parking lamppostsand Meanwhile,other objects. were bicycles seen by muchofwhichwas obstructed parking, limited bicycle the station, very we observed amenities at examination During ofbicycle in EastHarlem. institutions, landmarks, andotherattractions signage could alsopromote themany cultural other modeslessintimidating for travelers. This well could asdirections makethetransition to comprehensive listingoflocaltransit optionsas but better wayfinding signage includinga station at 125thStreet andLexington Avenue, points oftheclosest subway inthedirection transit. Existingsignage outsideofthestation rail lineandlocal between theMetro-North to remedy thecurrent lackofconnectivity Better signage at thestation could alsohelp andoutdoor seating.stands, publicart, aesthetic improvements could include news at andaroundvisibility thestation. Other improved lighting would increase safety and Borough Commissioner of Transportation, requirements according to the Manhattan meetsminimum and undertheviaduct modes. While the lighting around the station improve to different connectivity transit experience, increase use of the station, and station could improveMetro-North traveler design Urban strategies usedto enhance the of acar-share program. amenities,better bicycle andimplementation aesthetic enhancements, improved signage, aim to makeitaninter-modal hubinclude station and of the125thStreet Metro-North to work (2.6%vs. by bicycle 1.1%). averageManhattan ofpeoplewhocommute As noted by Community Board membersand with better connectivity. demand from caruseonto existing localtransit station into the anintermodal hubandshift transit passesto residents, cantransform the the station andzoning stipulations providing to increase commercial development around These improvements, whenpaired withplans resultingpoor visibility from theviaduct. presence ofcyclists, especiallybecauseofthe added to increase driver awareness ofthe signage parking, shouldalso be to bicycle rail andotherpublictransit options. addition In between thecommuterencourage linking trip accommodate theexisting demandaswell as would parking Better bicycle in EastHarlem. that shouldbeencouragedof transportation isasustainableandequitableformand cycling represents almost3,000peopleinEastHarlem, 15. Furman Center for Estate Real Policy, &Urban State ofNew York City’s 2011 Housingand Neighborhoods Illustration of proposed 125th Street Metro-North Station improvements (existing conditions inset) 15 2.6% the amount ofparking. negative consequences ofauto useaswell as demand, effectively decreasingparking the term effects of decreasing private car use and underutilized land;theycanhave thelong- that has high ratesa district of asthma and for Community Board 11anditsresidents in to theprivate automobile mustbeapriority maintenance. Increasingalternative options the highcosts ofautomobile ownership and options andaccessibility for residents without Census). This would increase transportation 87% ofwhichdonothave access to acar(2000 canalsobenefitlocal East Harlem residents, automobile use. car-share Implementing in a car-sharing lot could help to decrease this station into lotsneartheMetro-North parking transit. Transforming oneoftheexisting rail drive to thestation instead ofusingpublic the station, many peopleusingthecommuter evidenced by thevolume carsaround ofparked

URBAN DESIGN 16 ECONOMIC DEVELOPMENT 17 growth sector. ofthefood manufacturing along thestreet shouldfacilitate thecontinued and Park Avenue, themany underutilized lots incubator now located at LaMarqueta at 114th business with anewfood manufacturing should betakenadvantage of. Furthermore, zoning onParkmanufacturing Avenue, these food center distribution — to the existing light Point Terminal – the nation’s Market largest provides. Park Avenue’s proximity to theHunt’s should beencouraged for the ‘good jobs’ it stillshowingCity signs ofgrowth, thiscluster inNew sectors one oftheonlyindustrial York cluster onParkmanufacturing Avenue. As food production. There isabuddingfood on Park Avenue and islight manufacturing An anchor for economic development These needsgohandinhand. the residents around Park Avenue to patron. needs to provide ofstores awidervariety for income also levelsEast Harlem in the district. address thecurrently low medianhousehold whichcanhelp employment opportunities, would EastHarlem benefitfrom more tojobs andpedestrians Park Avenue. to newbusinesses, attract good opportunities major commercial provide corridors particularly growth. The many vacant lotsandproximity to commercial andlight manufacturing support development ofthePark Avenue to corridor hardships faces EastHarlem istheeconomic Onestrategy theeconomic for tackling INTRODUCTION TO ECONOMIC DEVELOPMENT street. stations, andartists’ studiosto locate onthe of uses,variety including office space, gas commercial usesthat hasallowed for awide Avenue andheavy manufacturing permitting of 125thstreet onthewest sideofPark There isalsoaunique C8-3 zoning north a whole. and the ofas economicthe community vitality bolstering thecontinued growth ofbusinesses businesses will stay within the neighborhood, employees, andthemoneyspent at thelocal developed onPark Avenue, businesseswillhire development.neighborhood amenitiesare If EastHarlem’scould support localeconomy and money were to stay within the community, it this shopping outsideoftheneighborhood. If sales leaving dueto thecommunity resident the analysis, there is$766.4billionofpotential to spendtheirmoney.the district According to diversity in the area, leading to residents leaving This “out-shopping” pointed to alackofretail the four commercial ofEastHarlem. corridors data from collected Analysis based onsurvey Retail identified CB-11 inthe2011EastHarlem There isalsohighlevel of “out-shopping”

Electronics Stores 100% 40% 60% 90% 80% 30% 50% 20% 70% 10% 0% Convenience Stores

Photography Stores 100% 40% 60% 90% 80% 30% 50% 20% 70% 10% 0% 100% 40% 60% 90% 80% 30% 50% 20% 70% 10% 0% FIGURE II:Percent ofWith ResidentsDemand Harlem InEast Service Food & FIGURE I:Percent of Residents Harlem WhoShopInEast FIGURE III:Percent ofWith Residents Harlem InEast

Food Supermarkets Demand for Good Selected and Service Categories Pharmacies & Health Stores Supermarkets Fast Food/Takeout for Good Selected and Service Categories: for Good Selected and Service Categories Services or Other Food & Nutrition Stores Personal Restaurants

Alcoholic Beverage Stores

Dry Cleaning Computer/ Software CB-11 Retail Analysis CB11 Retail Analysis Stores

Barber Shop CB11 Retail Analysis

Clothing Stores Electronics Appliance/ Hair Salon Stores

Nail Salon Discount Stores Shoe Stores Lawn & Garden Tools/Repair Gift Stores Automotive Stores Supplies &

Book & Periodical Stores Office Variety Stores

Banking & Legal Services Automotive Stores Reading

ECONOMIC DEVELOPMENT 18 ECONOMIC DEVELOPMENT 19 Food inNew Manufacturing York City.” February 2007. Businesses: Manufacturing “More Than aLinkintheFood of Economic Impact Chain:AStudy of theCitywide 16. New York Retention and Fiscal Network Industrial Policy for Institute theMayor’s & Industrial of Office employed. 19,200 residents, 2,500ofwhomare self- is $5 billion in gross sales, employing some annual outputofNYC’s food manufacturing in jobs. Accordingindustry to onestudy, the theauto hassurpassed food manufacturing across thecontinent where insomeplaces New York City, mirroring trends in othercities in sector be the most stable manufacturing isconsideredbecause food to manufacturing is clear. This isahugeassetto EastHarlem inthearea offood viability manufacturing nowKitchen located alongthecorridor, the Marketplace, Fat Witch andHotBread Kitchen Grace’sasset. With community Wholesale Park Avenue haspotential to beagreat The existence along offood manufacturing PRESERVE & EXPAND LIGHT MANUFACTURING ZONES and around thecorridor, thefollowing three in sector and buddingfood manufacturing Basedonthecurrent zoning, spendinghabits, METHODS annual wages averaging $32,000, significantly Food alsoprovides manufacturing jobswith ofworkers inthe sector.up themajority less well-educated individuals, whomake for immigrantsis especially important and 3. 2. 1. Incentivize retail ParkAvenue along North Station Create a new commercial zoning around the 125th Street Metro- Park Avenue Preserve and expand existing lightmanufacturing zones along 16 In addition, food manufacturing addition,food In manufacturing local services andeconomic development.local services methods are recommended for increasing could increase employment opportunities, zones alongParkmanufacturing Avenue Preserving andexpanding existing light economies andjobmarkets. suchjobscanhavepotential impact onlocal is1.76,showing sector the manufacturing job multiplierratio inNew York City’s food end there. The same studyshows that the The donot benefitsof food manufacturing find often work. immigrants andlesseducated individuals higher than,say, restaurant jobswhere many N E YR CITY, TO SUPPLEMENT IT YORK 1.76 ARECREATED NEW INTRODUCEDIN JOB ONE FOOD MANUFACTURING EVERY FOR 17. Angotti, Tom: “Zoning To andtheAssault onGreenpoint”. Manufacturing, Kill Wired NewYork , May 2003 and Williamsburg) ofBrooklyn and parts 1 (Greenpoint Community District Brooklyn of Current include parts M1districts auto repair shops. the area and bakeries include some industrial zonesneighborhoods. in Light manufacturing they facilitate usesthat are compatible within and residential because orcommercial districts districts between higher-zoned manufacturing are viewed often as M1districts “buffers” cost of$350,000over four years. workshops—in EastRiverPlaza’s case, at the training job fairs and skills supplementary to only35%. This canonlybeachieved with locally hired, thoughdevelopers are obligated operation, 75%ofitsstore employees would be stipulated that withinthree years offull of EastRiverPlaza, andUMEZ. The agreement agreement between developers, thetenants home to aretail jobplacement program peran 116th and 119th Streets along FDR Drive, was River Plaza, which opened in 2009 between from theneighborhood. EastHarlem’s East ensure that newbusinessesrecruit workers amongdevelopers,practices whichcould localhiring inensuring factor an important Development Corporation (UMEZ) has been The Empowerment UpperManhattan Zone or commercial uses. floor area is certain for manufacturing reserved allows for residential usesbutmandates that a businesses. M1-5M candothisbecauseit to providing work spaces for buddingfood residential development by redirecting it to private harness sector interest market in M1-4 to M1-5M,allowing themanufacturing zoning code from thenow existing M1-2and by adjusting thecurrent light manufacturing allowing for theirgrowth. This canbedone suchasfoodindustries while production sowouldDoing protect currently flourishing inthefood sector. production particularly unaffordable for newbusinesses. This change in New York isbecoming City increasingly per square foot in 2009, food manufacturing foot in2000to anywhere between $12and$18 York doublingfrom City $6to $9persquare With space inNew theprice ofmanufacturing and rents. in asresidential usesdrive uphigherlandprices simply no mechanism in place to keep industry an MXzone isto promote mixed use, there is Although theintentionthis zoning district. of that there willbeamixofbothuseswithin to exist in an area, but there is no guarantee orresidentialfor uses eithermanufacturing An MXcode could alsowork by allowing incubator. Incubates, HotBread Kitchen’s food business entrepreneurs whograduate from HBK could goto localbusinesses—for example, spaces.manufacturing These spaces, in turn, development aslongtheykeepsome owners to benefitfromproperty residential the corridor. This isbecauseitwould allow for from beingdisplacedlight from manufacturing could beusedinthereverse to prevent current Chelsea; however, alongPark Avenue, thiszone residential buildingsinareas likeSoutheast buildingsintoolder industrial mixed-use usedretroactivelyis alsooften for converting 2(DUMBO). Community District This zoning 17

ECONOMIC DEVELOPMENT 20 21 to the zoning code could be Avenue. An M1-5M zone with a same potential that can be seen throughout the 22 a way to grow the industrial THE COST OF mix of both food manufacturing rest of the corridor. The Park Avenue corridor food cluster around Park MANUFACTURING and residential buildings could would be a prime location to direct higher Avenue. 18 SPACE HAS provide the benefit of good density commercial development, especially if Although having a mix of jobs for the community. But Park Avenue becomes increasingly residential both food manufacturing DOUBLED more importantly, Park Avenue farther from 125th Street. and residential buildings SINCE 2000 should not become a bedroom Bringing these ideas to fruition would likely along Park Avenue is community, but a lively street involve a rezoning of the C6 commercial zoning currently strongly recommended to grow that is active throughout the day — one that is on the northwest portion of the corridor. such a sector, there should ultimately be a in keeping with the vibrancy present elsewhere The current zoning allows for floor-to-area public discussion over what kinds of uses in East Harlem. ratios of up to 10, and while these densities the community would like to see along Park are appropriate for the area and typical Corn Exchange Building for buildings in central business districts, LOT AREA TOTAL FLOOR AREA PRESERVED FOR MANUFACTURING a contextual zoning would be desirable to the New York City Economic Development ensure that development is in character with 2 < 5,000 ft One floor, plus 25% of floor area in buildings of 7+ stories Corporation issued a Request for Expression of the existing urban fabric. 5,000 – 10,000 ft2 50% Interest regarding the purchase or lease and redevelopment of the Corn Exchange Building 10,000+ ft2 50% at 125th Street and Park Avenue, just steps A CONTEXTUAL ZONING from the Metro-North Station. CODE WILL ENSURE NEW This renewed interest in both the station DEVELOPMENT IS SENSITIVE and an historic building at the corner of 125th TO EXISTING BUILDINGS CREATE A NEW COMMERCIAL ZONING AROUND Street and Park Avenue reflect more of the THE 125TH STREET METRO-NORTH STATION

free commuters to work in the neighborhood INCENTIVIZE RETAIL ALONG PARK AVENUE NEW YORK CITY HAS during the day while also providing new work representing one of the largest obstacles in any ALREADY IDENTIFIED spaces for local entrepreneurs to start their THERE ARE revitalization of the corridor. However, merely business. THE AREA AS A SITE FOR changing the zoning for encourage residential This proposal comes in light of a $3.5 million UNMET DEMANDS buildings and employment opportunities is COMMERCIAL HUD grant awarded to the NewYork- for not enough to guarantee that there are feet on Sustainable Communities Initiatives Grant in RETAIL AMENITIES REVITALIZATION the street. April 2011, a bi-state consortium that seeks ALONG THE The 2011 CB-11 Retail Analysis highlighted If the commercial zoning on Park Avenue as to “expand economic opportunity by creating currently unmet demands for goods and it approaches 125th Street were updated, local and connecting residents to jobs.”19 New York CORRIDOR services in East Harlem. By providing businesses in East Harlem could benefit from City Planning Commissioner Amanda Burden information as to the types of retail demanded the increased presence of people working in has since expressed interest in encouraging Ideally, retail would be supported by the growth by the community, the chances of success the neighborhood. Particularly around the transit-oriented development around MTA in expenditures from increased commercial for new retail in the district can be increased. 125th Street Metro-North station, there are Metro-North Railroad and MTA Long Island and residential development so that it provides With a currently existing commercial overlay large opportunities to spur transit oriented Railroad stations. the community with a wider variety of retail along Park Avenue, the corridor provides an development in the area, allowing for car- Just a month prior to that, in March 2011, options. Increasing commercial and residential ideal place for new businesses to locate. New development goes hand-in-hand with retail would attract pedestrians, harmonizing 18. New York Industrial Retention Network: Commercial Uses Invading Mayor’s Industrial Business Zones. (2009). expanding retail opportunities. Park Avenue with many of the other goals presented in this 19. Nassau County, Long Island, New York: “Mangano, HUD, New York/Connecticut Mayors, Regional Planning report to enliven Park Avenue. ECONOMIC DEVELOPMENT ECONOMIC Organizations Announce Unprecedented Bi-State Sustainability Collaboration, Press Release, April 2011. is currently devoid of pedestrian activity, DEVELOPMENT ECONOMIC ECONOMIC DEVELOPMENT 23 attracted to thearea to benefitfrom them. people andmore businesseswould likelybe greener sidewalks were to be adopted, more to greater spending. ideassuchaswider, If through more foot traffic, which contributes to positively benefitsurrounding businesses improvements around have thecity shown and, consequently, businesses. Pedestrian could become more attractive to pedestrians guidelines mentioned before, Park Avenue Secondly, by designpursuing the urban elsewhere inUpperManhattan. Park Avenue assimilaroutdoor displays do other smallbusinesses. This would enliven here beutilized by future markets, cafés, and previously proposed expanded sidewalks can buildings southwest of125th Street. The through acommercial overlay onresidential for retail neighborhood on thestreet level preserved. The current zoning already allows southwest of Park portion Avenue could be the existing commercial overlays onthe There are two ways to encourage retail. First, A sidewalk cafe or other retail, right, Park Avenue,, isdevoid left of could enliven the corridor pedestrian activity CURRENT manufacturing: commercial: residential: C8-3 M1-4 M1-2 R7-2 RECOMMENDED C6-3A C6-2A MX M1-5M R8-M* R8-A

ECONOMIC DEVELOPMENT 24 SUMMARY 25 IMPROVE CHARACTER THROUGH URBAN DESIGN ENSURE WELL-DESIGNED AFFORDABLE HOUSING a destination andanassetto thecommunity, its residents. Park Avenue can in be East Harlem rewards for thesurrounding and neighborhood spur the local economy and reap tremendous well-designed, affordable housing, could also with that, ifpartnered design opportunity onParkThe viaduct Avenue isanurban SUMMARY OFRECOMMENDATIONS based oncommunity needs. Urban design guide guidelines development that of the Park Avenue corridor New zoning proposals and bargainingtools to increase affordable housing. pedestrians, andbikeamenities. Station improvement125th Street Metro-North to aesthetics, signage to guide spaces willimprove ofthecorridor’s thequality builtandnatural environment. Public Space improvements along Park Avenue such as increased green and recreation retail andpedestrians. train willimprove environment thecorridor oftheMetro-North Noise Mitigation for visitor safety. Lighting Improvements willimprove underandaround theviaduct resident and options. sustainabletransportation to support Creation district ofaspecialpublictransportation Avenue willallow for better useofspace for improvement community amenities. Expansion oftheLower maximumszone to andPark EastHarlem parking Manhattan developer costs associated lotrequirements. withexpensive minimumparking Amendments to theaffordable housingzoning to text reduce affordable housing design, andcreating economic opportunity. public space through inurban bestpractices increasing affordable housing, developing Avenue shouldwork toward maintaining and stakeholders inthedevelopment ofPark analysis andstrategy recommendations; ofthe rather thanan obstacle. summary In EMPLOYMENT OPPORTUNITIES INCREASE ACCESS TO SERVICES & the economy local New land usepolicy recommendations promote that new business &stimulate businesses andmakediverse shoppingamenitiesavailable to residents andvisitors. Incentivize retail along Park Avenue established and new locally owned to support Station to increase theincentive for passingcommuters to visitEastHarlem. Encourage commercial transit-oriented development at the125th Street Metro-North business development alongPark Avenue. Preserve zoning to andexpand lightpromote manufacturing light manufacturing

SUMMARY 26 APPENDIX 27 Source: 2000Census, 1990, 1980, 2009American Community Survey Total Population Total 75 and older and 75 65 to74years 55 to64years 45 to54years 35 to44years 25 to34years 20 to24years 15 to19years 10 to14years years 9 to 5 years Under 5 Source: 2000 Census, 1990, 1980, 2009 American Co Na Black White Asian/Pac Other ti ve American ve ific ity District District Community Island er Community District 11Age Distribution, 1980-2009 Source: 2009 American Co Total Total older and 75 to 65 er 5 years 5 Under 5 to 9 years 9 to 5 to to 10 to to 15 to to 20 to to 25 to to 35 to to 45 to to 55

114,423 9019 002009 2000 1990 1980 10,582 12,047 13,564 15,589 15,200 10,943 nhatt Ma 4,399 7,613 7,821 8,353 8,312 Populati years 74 years 14 years 19 years 24 years 34 years 44 years 54 years 64 1980

anAge Distri 110,599 on ti RacialComposi 11 46.5% 23.5% 28.8% 11,197 14,174 19,011 12,891 .%04 .%0.9% 0.8% 0.4% 0.2% .%17 .%5.5% 2.8% 1.7% 1.0% 5,204 7,344 9,560 5,023 8,663 8,457 9,075 mmunity Survey mmunity Survey

117,705 1990 buti 12,826 17,704 18,403 13,415 48.8% 22.1% 27.0% 6,189 7,523 9,463 5,123 8,961 9,922 8,176 on, on, 2009 1, 2009 629,054 181, on, on, 112, 106, 351, 266, 217, 95, 93, 63, 65, 74,

113,328 1980- 160 710 14,162 2000 260 884 842 859 777 798 058 495 211 156-15.2% 34.8% 12,071 11,506 21,020 070-29.5% 10,720 8,547 6,756 ,5 -26.4% -43.7% 7,874 8,059 4,705 7,908 41.0% 25.0% 30.4% 2009 % Change 1980- 2009 2009 38.3% 35.6% 22.2% -11.3% 94.3% 33.8% -1.0% -4.9% 0.2% 0.7%

APPENDIX 28 APPENDIX 29 Data Sourc * Not adjusted in for Total Households Total $75, $50, Less than Less $15, $25, $35, $100,

-000 -000 -000 -000 -000 000+ Inc : 1980, 1990, 2000Census, 1990, es: 1980, 2009American Co $15, $99,999 $74,999 506 6, $24,999 192 2, $34,999 $49,999 ome

000 fl a ti on Source: U.S. Census American 1980,1990,2000; Co CD11 nhatt Ma N Uni ew Y

0.7% 08 3, 0.8% 018 4, 1.8% Source: 2009 American Co Source: 2009 American Co Hispani Hispani Total Total Total Cuban Rican Puerto Mexican District Community Cuban Rican Puerto Mexican District Community Not Hispani Not Hispani Not ti La Other ti La Other te 1980 42, 32, dSta tes 157 276 156 359 763 ork City ork / N/A N/A Populati Populati ity District District Community an c c ti La or ti La or Median Household IncMedianHousehold c c 76.1% 4 7, 15.4% 100% no no .%4, 5.2% ti La or ti La or on on no no

17 2, 1.7% 17 1, 1.7% mmunity Survey no no 1990 40, 20, 11,Hispani 11,Hispani mmunity Survey mmunity Survey 11,Med 162 689 524 160 050 078 643

100, 1980 23, 37, 37, 100. 081$ 957$159$159$ ianIncHousehold 17.6% 6 6, 11.6% 0 5, 10.0% c c .%4, 1.3% .%5, 7.6%

e (In ome

00%

ti La or ti La or

1990

68, 23, 54, 53, 2009 2009 2000 43, 17, mmunity Survey 2009 no by Origin, by no Origin, by no flati 855$ 168$359$222$ 525 476 768 469 692 256 356 508 113, 113, 54, 54, 59, 59, 27, 27, 16, 16, 9, 9, e, ome, on Adjus on ted) 057 057 271 271 539 180 539 180 773 773 567 567 328 328 100. 1980 -2 2000 57, 27, 60, 49, 10.3% 14.4% 40.6% 12.3% 12.7% 5.7% 4.1% 00% 361$ 470$145$080$ 2009 2009 * 009

2009 40, 12, 5, 2, 5, 6, 4,

100.0% 100.0% 4, 954 386 773 040 869 105 47.7% 47.7% 52.3% 52.3% 24.3% 24.3% 14.8% 14.8% 275 506 2009 51, 28, 70, 64, 0.5% 0.5% 8.1% 8.1% 096$ 714$526$543$ 100. 2 N/A 13.2% 12.3% 8 5.6% 16.8% 10.0% 0 - 30.0% 11.0% 6.8% -2.9% 00% 1980- % Cha nge % 1303.9% 904.7% 438.0% 105.6% 2009 61.8% Park Avenue approved by theCity. The City’s affordable housing development at 1951 Construction had a 314 unit Artimus Avenue inthelastdecade. Justlast year, buildings andtownhousesMadison offof three housing middleincome co-operative Development have Partners constructed already have a footing in the area. Affordable &market rate housingdevelopers as farbackthe1970s. proposalsmarket for Park Avenue that began of —thelatestlong market inalonghistory proposes reinventing asamile- the corridor Corporation has also produced a plan that The future rezoning. researching the area in order to influence a organization,planning advocacy isactively CIVITAS , anUpperEastSideandHarlem influencing Park Avenue’s growth. studioisnottheonlygroup Our interested in EXAMPLES SPACE OFPUBLIC considerate ofallusers. spaces shouldbeaplace that isavailable and a space that ismadeforPublic thesesports. damageto publicspaces by providingfurther include skateboarders, citiesisableto avoid to otherusers. providing By to anamenity and makethepublicspace more uninviting get damaged will often or private property undesired orunsuitable. thesecases, In public occur often inareas where itis these sports orplaces for tricks, bicycle on skate-boarding parks. there Because are somany limitations the spaces underneaththeirhighways for skate Canada, these citieshave takenadvantage of Portland, In OR, St. Louis, MO, and Victoria, BC successful. underneath highways have orviaducts been to lookat otherplaces where revitalization along Park Avenue itcanbeuseful viaduct, design andpublicspaces underneathand proposing In ideasfor improving theurban EXAMPLES SPACE OFPUBLIC Harlem Community Development L+M Avenue Corridor. informed ourproposed strategies for thePark communication with other stakeholders have Their responses alongwithourresearch and on Park Avenue. about changes theymight liketosurveyed see 11 wereboard membersofCommunity District ourproposals. toprior making Residentsand representativescommunity several times and client concerns, thestudiometwith order In to needs, understandcommunity in plansfor thecorridor. of theMetro-North Viaduct, alsohasaninterest the area’s future. Finally, theMTA and corridor have their ownregarding priorities Development alongthe alsocontrol property ofHousing,Department Preservation and the streetand bedundertheviaduct, Economic Development Corporation control of Transportation , andthe Department to gothrough withtheproject. necessary andfunds stakeholders gainedthesupport pushfromand anactive thecounty –multiple other spaces. Through workshops community a dogrun,playground, multi-userecreation and walkways, improved lighting, narrowed streets, complete withexpanded viaduct pedestrian art antiquated into structure asafe, state-of-the- Viaduct. They envision transforming an a tosimilar project revitalize their 14th Street Hoboken,NewJersey, In isconducting thecity better useofanunderutilized space. people to inadditionto thewaterfront making the waterfront, thisdevelopment reconnected basketball courts. With better views and ofapark provided vast fields of lawns, trails and bicycle development Property alongtheviaduct Trump’s residential highrise developments. withDonald underneathinconjunction park arenovationunderwent withthecreation ofa Drive from 72ndStreet to ChambersStreet HighwayThe Miller Viaduct alongRiverside , astheowner

APPENDIX 30