Alliance for Downtown New York, Inc. 120 Broadway, Suite 3340 New York, New York 10271

The mission of the Alliance for Downtown New York is to be the principal organization that provides Lower Manhattan’s historic financial district with a premier physical and economic environment, advocates ALLIANCE FOR for businesses and property owners and DOWNTOWN NEW YORK promotes the area as a world-class destina- ANNUAL REPORT 2010 tion for companies, workers, residents and visitors. The Downtown Alliance manages the Downtown-Lower Manhattan Business Improvement District (BID), serving an area roughly from City Hall to the Battery, from the East River to West Street. In Lower Manhattan, it’s all about our nearly 306,000 workers, 56,000 residents and more than nine million annual visitors.

So we asked them: What does Lower Manhattan mean to you?

Contents 4 ––– We’ve Arrived A Message from the Chairman and the President 7 ––– District Snapshot Wall Street and Main Street are the Same Street 11 ––– Our Mission Making Daily Life Better Now 17 ––– Our Mission Helping Lower Manhattan Flourish 21 ––– Our Mission Advancing a Vision for the Future 27 ––– The Alliance for Downtown New York Financial Statements A MESSAGE FROM THE CHAIRMAN AND THE PRESIDENT

We’ve arrived.

When the Alliance for Downtown New York Today, 16 years after our found- These are the landmarks of professional and creative services ing and almost a decade after 9/11, New York City’s future, right here firms, nonprofits and other first opened its doors, on January 2, 1995, Lower Manhattan is thriving. in Lower Manhattan. businesses have relocated here times were tough in Lower Manhattan. Our partnership has helped bring since 2005. We’ve become a media the nation’s fourth largest business But that’s just part of the story. hub, too, as companies like the New The commercial vacancy rate was more than district to life around the clock with Thirty billion dollars in public York Daily News, Condé Nast and a robust mix of office and retail and private investment over the American Media Inc. make plans 20 percent and the residential population was space, residential stock and tourist past decade means thousands of to join the 60 or so other print, just 15,000. Companies that had been in the attractions. Every major project apartments, acres of new parks, broadcast and digital communica- on the is five new ferry landings, two tions companies already here. area for over a century were leaving, and the under way. The rising steel of European-style restaurant rows, streets were dark, dirty and empty at night. 1 World Trade Center and 4 World hundreds of exciting retailers, and While there is still much to do, Trade Center has already changed a remarkable roster of hotels that is we know Lower Manhattan will Many thought Lower Manhattan was dying. the skyline. When the two towers triple the number just 10 years ago. continue to flourish and grow as a open in 2013, Lower Manhattan new kind of business district. For will have more brand-new, high- Add to the mix Governors Island, 400 years we have mastered the But a group of local business leaders stepped up tech, green commercial office space the region’s most extensive and art of reinvention in Lower than any other business district in multi-modal public transit system, Manhattan—and for 400 years and said no. They imagined a place where Wall the country. 11 public schools and Manhattan’s we have prevailed as an active and Street and Main Street are the same street— largest private school campus and innovative center of urban life. Completion of the National it’s no wonder our residential Here’s to 400 more. dense, dynamic and diverse. September 11 Memorial in 2011, population has more than the Museum a year later, and the doubled—to 56,000—in a decade. Performing Arts Center a few It’s easy to see why nine million years after that will draw millions tourists came to visit last year. Robert R. Douglass They championed the conversion of office buildings to residential units, of new visitors to the site. And the Chairman advocated waterfront development and rejected the separation of uses district will have two more instant Although financial services that once defined central business districts. Inspired by David Rockefeller, icons by the end of 2014—the remain our signature industry, who practiced civic activism through visionary planning, they created the Fulton Street Transit Center and Lower Manhattan’s workforce Elizabeth H. Berger Downtown Alliance—an innovative business, government and community the World Trade Center Transpor- of nearly 306,000 people has President partnership—to help make their vision a reality. tation Hub. diversified. More than 270

4 5 District Snapshot WALL STREET AND MAIN STREET ARE THE SAME STREET

Let’s make it official: This is not your father’s Wall Street. Baby carriages and luggage carts have joined the coffee wagons to make Lower Manhattan a global model for a new kind of business district. While Wall Street has long been one of the world’s most-coveted business addresses, Lower Manhattan today offers a complete package of commercial, residential and visitor amenities—all within convenient walking distance.

A Diverse Mix of Businesses is Relocating to Lower Manhattan. Of 271 Companies that moved here since 2005:

Professional Services 35% Technology Firms 7% Nonprofits 15% Financial Services, Insurance or Real Estate 14% Creative Services 18% Government, Health Care or Education 2% Other 9%

Commercial tenants that signed contracts in 2010 to relocate here include:

New York Daily News, to 4 New York Plaza Broadcast Music, Inc., to Sapient Corporation, to 40 Fulton Street Mildred Elley School, to 25 Broadway TMP Worldwide Advertising & Communications, to 125 Broad Street The Deal, LLC, to 20 Broad Street

Commercial tenants that signed contracts in early 2011 to relocate here include:

American Media Inc., to 4 New York Plaza Wilson, Elser, Moskowitz, Edelman & Dicker LLP, to 125 Pearl Street College Art Association, to 50 Broadway District Snapshot

Tourism is Booming. • Nine million people visited Lower Manhattan in 2010—a 14 percent increase from 2009 and a 26 percent increase from 2008.

• Visits to the 9/11 Memorial The Residential Market continues to Grow. Preview Site and Governors In 2010: While the 2010 Census says the number of people living below Island played a crucial role in Chambers Street doubled in the last decade, our research suggests a larger these rising numbers. The Moinian Group’s W Hotel & gain. Downtown Alliance data shows that the population south of Residences on Washington Street Chambers Street more than doubled—to 56,000—during the last 10 years. added 223 units to the Hotels Keep Expanding. neighborhood’s apartment inventory.

• Five new hotels opened in And More is on the Way. Twenty Exchange Place added Lower Manhattan in 2010—the • The National September 11 Memorial will open on the World Trade 183 rental units. Doubletree, the W New York- Center site in 2011 and the National September 11 Museum will Downtown, the World Center receive visitors in 2012. In the next three years, Hotel, the Holiday Inn Express, Lower Manhattan’s residential and the Andaz Hyatt Wall • The Dey Street entrance to the Fulton Street Transit Center will be population is expected to grow Street—adding 1,153 rooms to ready in 2012, and the Dey Street Concourse—offering quick and another 8 percent. Six new convenient access between the transit center and World Trade Center the district’s inventory. buildings are scheduled for Transportation Hub—will go into service in 2012. completion, including: • Lower Manhattan has 18 hotels • SeaGlass, an innovative, aquatic-themed ride for all ages, is expected Forest City Ratner’s 8 Spruce in all now—triple the number a to open in 2012. decade ago. Street, designed by Frank Gehry • 1 World Trade Center, soaring 1,776 feet into the sky, will open in 2013. with 903 rental units • A new 95-room hotel is scheduled • , rising to 64 stories, will come on line in 2013. Milstein Properties’ Liberty Luxe to open in 2011 on John Street, and Liberty Green in Battery Park and the Embassy Suites— • The Fulton Street Transit Center, featuring new stores and an iconic City, with 282 condos and 193 currently closed for renovation— oculus by Grimshaw Architects, will open in 2014. rental units. will reopen as the Hotel Conrad • The World Trade Center Transportation Hub, designed by architect with the same number of rooms. Santiago Calatrava, will be inaugurated in 2014. 8 9 Our Mission MAKING DAILY LIFE BETTER NOW We Clean and Patrol the District. The Downtown Alliance is the largest Business Improvement District in New York City and one of the largest in North America. Our red-jacketed Also in 2010: sanitation and public-safety staffers are our front line of service—men and women who work around the clock, seven days a week, to keep Lower Our safety officers logged Manhattan one of the city’s cleanest and safest communities. 752,039 contacts with the public.

Our sanitation staffers bagged Downtown Alliance sanitation workers bag trash, remove graffiti and keep 1,461 tons of trash. streets and sidewalks clear in all kinds of weather. Our public safety officers We introduced electric bikes in are the eyes and ears of the district as they check in with local business a pilot program to provide a owners, provide friendly directions, and alert the NYPD and other City and greener and more efficient State agencies to emergencies. way for our public safety officers to patrol. In 2010, we moved the new NYPD Downtown Center to 65 Broadway, housing the Downtown Alliance’s public safety staff as well as the NYPD’s 25-member NYPD 1st Precinct Scooter Task Force, whose primary patrol is below Canal Street. Our Mission We Keep Lower Manhattan on Track. Our free, seven-days-a-week Downtown Connection bus service links the South Street Seaport, Battery Park City and the Murray-Warren Street retail corridor—making it easy to get around Lower Manhattan and offering connections to the area’s subway, bus and ferry lines. step out. log on.

We Provide Homeless Outreach. The Downtown Alliance contracts with the Bowery Residents Committee for supplemental homeless outreach ser- Our WiFi locations are: vices in a pilot program funded jointly The Plaza at 7 World Trade Center, Vesey and Greenwich streets with Trinity Church. In 2010, the Bowery Residents Committee made 60 Wall Street Atrium 116 placements in Lower Manhattan. Bowling Green

British Memorial Garden, Pearl Street and Hanover Square

We Keep Lower City Hall Park In 2010 the Downtown Connection: Manhattan Connected. The Elevated Acre, 55 Water Street The Downtown Alliance offers free Served 862,000 riders. Peter Minuit Plaza, in front of the Staten Island Ferry Terminal wireless internet access at 12 hotspots Took the guesswork out of waiting by inaugurating a system of in Lower Manhattan. We completed South Street Seaport eight NextBus LED signs. (Funded in part by a grant from the office an upgrade of our service in early Stone Street, between Hanover Square and Coenties Slip of State Senator Daniel Squadron, they use GPS technology to tell 2010—featuring higher bandwidth, riders exactly when the next two buses will arrive.) new technology and greater coverage. Vietnam Veterans Memorial Plaza, Coenties Slip between Prepared for the rollout of a new bus fleet that features more Connections to our network grew Water and South Street seating, environmentally friendly diesel engines, and flat-screen by 96 percent in 2010—to more than Whitehall-Water Street Plaza DVD systems for sharing information about community events, 100,000. retailers and restaurants. Winter Garden at the World Financial Center

In early 2011, the Downtown Connection:

Installed two more NextBus signs, in Battery Park City, with funding made possible by a grant from Goldman Sachs.

12 13 Our Mission

Downtown Dogs | Artist: Malin Abrahamsson Life, Actually | Artist: Kinga Czerska

In 2010, we unveiled 9 new pieces of public art:

Fence Embroidery with Embellishment, South Street between Wall and Maiden Lane, at the site of the East River Waterfront Esplanade project of the New York City Economic Development Corporation.

Walking Men 99, 99 Church Street, a construction site.

It Takes Time to Turn a Space Around, West Thames Park in Battery Park City, a New York State Department of Transportation renovation project. Secret Gardens | Artist: Richard Pasquarelli Restore the View, Barclay Street between West Broadway and Greenwich Street, construction of Fiterman Hall by the City University of New York.

Rendering Leonard, 56 Leonard Street, construction of Tribeca apartment tower by the Alexico Group. We Turn Construction Sites into Canvases for Temporary Public Art. Star Sun Burst, Hudson Street between Franklin Street and Ericsson Place, water main replacement project of the New York City Department of Design and Construction. Our Re:Construction program brightens the streets of Lower Manhattan by putting original artworks on construction barriers in partnership Water Movements, Titanic Park at Pearl and Fulton streets, renovation project of the New York City with public agencies and private owners. Launched in 2007 with a $1.5 Parks Department. million grant from the Lower Manhattan Development Corporation, Secret Gardens, Chambers Street between West Broadway and West Street, road improvement project of Re:Construction enlivens our streetscapes with bursts of creativity while the New York City Department of Transportation. mitigating the impact of construction. Hours of the Day, 123 Washington Street, piazza of the W Hotel New York—Downtown. In 2010, we inaugurated the temporary signage and way-finding portion of our Re:Construction program, featuring graphics to improve navigation We premiered three more in early 2011: near construction sites. The pilot project provides graphics and a large map to direct pedestrians to nearby subways, landmarks and retailers as work Life, Actually, 50 West Street, Time Equities Inc. construction site. continues on the Dey Street entrance to the Fulton Street Transit Center. Downtown Dogs, Grand and Lafayette streets, shaft site for Water Tunnel No. 3 project of the New York City Department of Environmental Projection.

Aquatic Dream, Hubert Street between Washington and Hudson streets, street reconstruction project of the New York City Department of Design and Construction.

14 15 Our Mission HELPING LOWER MANHATTAN FLOURISH We Support Lower Manhattan’s Businesses, Employees and Residents. The Downtown Alliance brands, promotes and positions Lower Manhattan to investors, commercial tenants, residents, shoppers and visitors. We advance our retailers and restaurants all year long in print and online, but we take it up a notch to emphasize holiday shopping and summer cultural activity.

We produce tourist brochures, maps, dining and shopping guides, newsletters, WiFi hotspot guides, Downtown Connection maps and other publications—more than two million pieces of literature a year.

In 2010 we:

Provided directions, maps and brochures from our visitor kiosks at the World Trade Center site and World Financial Center to approximately 1.1 million tourists.

Produced the River To River Festival, which brought nearly 110,000 people to Lower Manhattan for more than 84 free cultural events.

Published new editions of our Dining and Shopping Guides, featuring more than 1,500 restaurants, museums, bars, retailers and services.

Released our Survey of Lower Manhattan Residents, a demographic snapshot showing the neighborhood’s continued transformation as a booming, mixed-use community where residents put down roots.

In early 2011, we:

Provided major support as the Lower Manhattan Cultural Council took the reins of the River To River Festival.

17 Our Mission

In 2010, our publications included:

Lower Manhattan Real Estate Market Year in Review.

Survey of Lower Manhattan Residents.

Retail: Lower Manhattan, our retail market overview.

Lower Manhattan Real Estate Market Report, updated quarterly.

Lower Manhattan Indicators and Fact Sheet, quarterly updates on commercial and residential real estate, and employment.

New Movers, a list of businesses that have relocated to—or expanded in—Lower Manhattan since 2005, updated quarterly.

In 2010: We Serve Local Entrepreneurs and Freelancers We Speak Up for Lower Manhattan. Residential Pipeline, a list of The Downtown Alliance has been a strong voice for timely completion of Lower Manhattan residential More than 20 percent of Hive and Help Incubate Businesses. projects—existing, under members surveyed said they had The Downtown Alliance launched the Hive at 55, a co-working facility, the World Trade Center reconstruction project. In 2010, the Port Authority construction and proposed— partnered with other Hive in December 2009, with help from the New York City Economic of New York and New Jersey ratified agreements ensuring a full restoration. updated quarterly. members on new enterprises. Development Corporation, Rudin Management, Pace University, J&R Today, every major project planned for the site is under way. More than 40 percent of Hive Music and Computer World, Poulakakos Family Restaurants, Sky-Packets Hotel Pipeline, a list of Lower The Report of our Economic Revitalization Committee in 2009 urged members were in media or and Mancini Duffy architecture and design. The Hive provides an afford- Manhattan hotels—existing, under the extension of four key leasing incentives that are essential job technology, strengthening able and convenient location for an increasingly mobile and independent construction and proposed— retention and creation strategies for Lower Manhattan. With strong Lower Manhattan’s position as workforce—and yet it’s about more than workspace. The Hive offers a place updated quarterly. a media center. support from elected officials, led by New York State Assembly Speaker where creative thinkers can work alone, together: networking, exchanging Sheldon Silver, all four were signed into law by the Governor by mid-2010. More than 80 percent said their ideas and starting collaborations. In early 2011, we: productivity had increased since The Downtown Alliance is taking a stand on issues surrounding joining the Hive. Published Lower Manhattan: It All unlawful street vending. We believe that clear and simple explication Starts Here, a quarterly newsletter The Hive was recognized with of existing vending laws, coupled with consistent and coordinated engaging residents and supporting a Merit Award from the We are Lower Manhattan’s Information enforcement, will make a big difference in the safety, attractiveness new businesses. International Downtown Clearinghouse. Association for the innovative and economic competitiveness of Lower Manhattan. The Downtown Alliance is the go-to source for authoritative insights Launched a redesigned website way it recruits new economic to promote Lower Manhattan’s sectors to the area. into Lower Manhattan’s economic and demographic trends. We gather We also are taking a stand on weekday commercial street fairs, which vibrant activities and our wealth of information from a broad range of materials, including our own surveys diminish the business environment, detract from the pedestrian experience Two Hive members won $15,000 research data. and original and synthesized research. We produce a variety of tools and divert essential government resources with unnecessary street closures, in Thompson Reuters’ StreetApps for real estate professionals, businesses, workers, residents, journalists challenge for an application they garbage buildup and costly rerouting of public transportation. developed there on evenings and and researchers—and it’s all on our newly redesigned website at weekends. www.DowntownNY.com. 19 Our Mission ADVANCING A VISION FOR THE FUTURE

A half-century ago, David Rockefeller and his contemporaries proposed the World Trade Center, Battery Park City, the South Street Seaport and numerous other innovative public development projects to keep Lower Manhattan a globally competitive central business district. Their goal was to create a vibrant, mixed-use community—a destination of choice for living, working and playing. Today, their legacy of business activism through visionary planning inspires our work to keep Lower Manhattan a global destination for many years to come.

In 2010, We Released Water Street: A New Approach, Our Vision for the Premier Already we’re seeing progress:

Commercial Corridor of Lower Manhattan. The City’s Economic Development We found much that’s right with Water Street—premium real estate, Corporation has released a fantastic views and easy access to subways, buses and ferries. But even request for proposals to study with 70,000 daytime employees and 12,000 residents within a two-block the Water Street corridor and radius Water Street lacks the street-level vitality of many of the city’s propose innovative streetscape commercial corridors. changes while improving the pedestrian environment and We recommend: maintaining traffic flow. • Rescaling the street to create an iconic boulevard that identifies the The New York City Department corridor as a location of choice for businesses and residents and as a of Transportation has installed destination for visitors. a temporary public plaza at Water and Whitehall streets, • Creating great public spaces that connect people to the waterfront and bringing in planters, backless focus activity where workers and visitors want to be. benches, and tables and chairs. • Attracting more retail and encouraging reinvestment in privately owned The Downtown Alliance provides seasonal landscaping public space. for 24 planters. • Extending hours of activity with more lighting, events, and arts programming that will enliven the area, especially at off-peak hours. The Department of City Planning has asked the City Council to approve a zoning text amendment that would allow property owners on Water Street to place tables and chairs in arcades along the thorough- fare, creating more opportunities to encourage street life. Our Mission

Today:

The Lower Manhattan Development Corporation has allocated $20 million for a pedestrian bridge over West Street at West Thames Street, improving the link between Battery Park City and the Financial District.

The Downtown Alliance is working with the Metropolitan Transportation Authority to make it easier for pedestrians to walk between the Financial District and Battery Park City on a passageway, marked with temporary wayfinding graphics, through the MTA Battery We are Advancing the Recommendations of Our Parking Garage.

Five Principles for Greenwich South Study. Community Board 1 has made the Released in 2009, our visioning study presents five principles for making transformation of Edgar Plaza into Greenwich South, the 23-block area south of the World Trade Center site, a top capital budget priority. an even livelier and more densely packed community, bustling with people and businesses 24/7. Our principles: Encourage an intense mix of uses. With funding from a 2010 Rockefeller Foundation Cultural Reconnect Greenwich Street. Connect east and west. Build for density, Innovations Grant Award, the design for people. Create a reason to come and a reason to stay. Downtown Alliance selected Jonathan Rose Companies to develop a model for creating permanent, affordable artists work space in Lower Manhattan. 21 The Alliance for Downtown New York Financial Statements

Statements of Activities June 30, 2010 June 30, 2009

Support and Revenues Assessment Revenues 12,682,913 12,847,799 Other Revenues 4,147,090 4,945,709

Total Revenues $16,830,003 $17,793,508

Expenses Public Safety 3,103,375 3,180,791 Sanitation 3,740,532 3,706,231 Promotion and Marketing** 4,310,999 5,240,693 Economic Development 2,035,255 1,396,763 Transportation 1,804,175 1,632,338 Social Services 811,210 707,975 Management and General 1,766,395 1,738,528 Fundraising 158,969 264,841

Total Expenses $17,730,910 $17,868,160 Excess Revenues over Expenses ($900,907) ($74,652)

Statements of Financial Position

Assets Cash and Cash Equivalents 6,175,376 8,212,143 Accounts Receivable 1,551,539 16,725 Investments 0 0 Property and Equipment 245,118 287,334 Other Assets 322,332 202,195

Total Assets $8,294,365 $8,718,397

Liabilities and Net Assets Liabilities 1,213,079 736,204 Total Net Assets 7,081,286 7,982,193

Total Liabilities and Net Assets $8,294,365 $8,718,397

Amounts are summarized from the audited financial statements provided by Skody Scot & Company, CPAs, dated October 18, 2010. **Includes River To River Festival expenses paid for from grant and sponsorship revenues. 25 BOARD OF DIRECTORS STAFF

Robert R. Douglass Richard T. Kennedy Dan J. Ackerman Milbank, Tweed, Hadley & McCloy LLP Cushman & Wakefield Whitney Barrat Chairman, Alliance for Downtown New York Elizabeth H. Berger Stephen Lefkowitz Adam Bernstein Fried, Frank, Harris, Shriver & Jacobson LLP Hon. Michael R. Bloomberg William Bernstein Mayor, City of New York David W. Levinson Renee Braunstein L&L Holding Company LLC Alan Brezovsky Peter Braus Nancy Cascella Sierra Realty Corporation Janno Lieber Jason Chiusano World Trade Center Properties LLC Harry Bridgwood Connie Chung Mary Clifford New Water Street Corporation Hon. John C. Liu Comptroller, City of New York Nicholas Cotz Margaret S. Chin Linda Dienst Councilmember, City of New York Reverend Canon Anne Mallonee Brian DiFeo Parish of Trinity Church Joseph Dolman Betty Cohen Century 21 Department Stores Thomas Dunn Hon. Julie Menin Arlene Eagan Chair, Manhattan Community Board 1 John V. Connorton, Jr. Margarita Fernando Hawkins Delafield & Wood LLP Cherrie Nanninga Rebecca Fontanez CB Richard Ellis Tina Ganther K. Thomas Elghanayan TF Cornerstone Daniel Giacomazza Dr. Antonio Perez Jesse Goldman David. V. Fowler Borough of Manhattan Community College Jeannie Gonzalez The Bank of New York Mellon Hans Guillaume Peter Poulakakos Sean Hayes Michael B. François Harry’s Cafe/Harry’s Steak Candice Homan Port Aurthority of New York & New Jersey William C. Rudin Carl I. Homward Rachelle Friedman Rudin Management Company Edward J. Hudson J&R Music and Computer World Dwayne Jacobs Frank J. Sciame Stephanie Jennings Stephen J. Friedman F.J. Sciame Construction Co. Steven E. Josefsberg Pace University IMAGE CREDITS Ronald C. Kearney Alan M. Scott Michael Ketring Timur Galen Deutsche Bank Cover: Sign Project, photo by Tommy Agriodimas Goldman Sachs & Co. Joseph Lanaro Page 2/3: Sign Project, photos by Tommy Agriodimas Michael Skidmore Nicole LaRusso Page 6: Sign Project, photo by Tommy Agriodimas Martha J. Gallo Skidmore Associates Richard Levy Page 7: La Maison du Chocolate, photo by Tommy Agriodimas JPMorgan Chase & Co. Gwendolyn Litvak Page 8: Bull Statue, W New York - Downtown, photos by Tommy Agriodimas Allan G. Sperling James J. McHugh Page 9: WTC Construction, photo by Tommy Agriodimas James F. Gill Cleary Gottlieb Steen & Hamilton LLP Page 10: Sign Project, photo by Tommy Agriodimas Jennifer Mikitan Bryan Cave LLC Page 11: Public Safety, photos by Tommy Agriodimas Hon. Scott M. Stringer Roe Pernice Page 12: Connection Bus Driver, photo by Tommy Agriodimas; BRC Van photo Robert J. Giuffra, Jr. Manhattan Borough President Craig Raia by Alliance for Downtown New York Sullivan & Cromwell LLP Christine Sapienza Page 13: Patron using WiFi Hotspot, photo by Jason Chiusano Kent M. Swig Jeremy Schneider Page 14/15: Re:Construction, photos by Jason Chiusano Lawrence F. Graham Page 16: Sign Project, photo by Tommy Agriodimas SwigEquities LLC Jaydene Schreiber Brookfield Properties Corporation Page 17: Public Safety, photo by Tommy Agriodimas; Merce Cunningham Dance Daria Siegel Robert W. Walsh Company, photo by Abbey Braden, 2010 Stanley E. Grayson Commissioner, New York City Jeff Simmons Page 18/19: Hive, photo by Hive @ 55; Bloomberg, photo by Marla S. Maritzer M.R. Beal & Company Department of Small Business Services Joseph Timpone Page 20: Sign Project, photo by Tommy Agriodimas Maria Tirado-Quinones Page 22: Greenwich South, rendering by Architecture Research Office Francis Greenburger Anthony L. Watson Felicia Tunnah Page 23: Skyline (top), rendering by WORKac; Greenwich South sketch (lower left), Time Equities by Lewis.Tsurumaki.Lewis; Aerial (lower right), rendering by Morphosis EmblemHealth Richard Wilkos Page 24: Sign Project, photo by Tommy Agriodimas John K. Halvey Ronald Wolfgang NYSE Euronext Kaziem R. Woodbury Elizabeth H. Berger James Yolles Thomas M. Hughes President, Alliance for Downtown New York ART DIRECTION: ROGERS ECKERSLEY DESIGN Resident Representative DESIGN: ALLIANCE FOR DOWNTOWN NEW YORK

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