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BEEKMAN STREET !45’ WIDE" Seaport Subdistrict (ZR 91-661)

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BEEKMAN STREET !45’ WIDE SOUTH STREET SEAPORT MUSEUM 250 WATER STREET HISTORIC DISTRICT REET SEAPORT HISTORIC D SOUTH ST ISTRICT JOHN STREET LOT 250 WATER STREET ©2020 SKIDMORE, OWINGS & MERRILL HOWARD HUGHES CORP. SOUTH STREET SEAPORT / 2 EXISTING SITE CONDITIONS THE JOHN STREET LOT 250 WATER STREET ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 3 HOWARD HUGHES CORP. UNIQUE CONDITIONS UNIQUE OPPORTUNITY The South Street Seaport Museum • Active role to save the Historic District • Preservation of buildings and ships • Interpreter of the Historic District • Campus de!nes Historic District ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 4 HOWARD HUGHES CORP. UNIQUE CONDITIONS UNIQUE OPPORTUNITY The South Street Seaport Museum • Active role to save the Historic District • Preservation of buildings and ships • Interpreter of the Historic District • Campus de!nes Historic District The Historic District • Rise of NYC’s shipping and !nance • 20th century planning saves the District via construction of tall buildings • Many failed attempts to support the Museum ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 5 HOWARD HUGHES CORP. UNIQUE CONDITIONS UNIQUE OPPORTUNITY The South Street Seaport Museum • Active role to save the Historic District • Preservation of buildings and ships • Interpreter of the Historic District • Campus de!nes Historic District The Historic District 250 Water Street • Rise of NYC’s shipping and !nance • 20th century planning saves Edge location in Historic District the District via construction of • tall buildings • Vacant for decades • Many failed attempts to support • Large full block the Museum ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 6 HOWARD HUGHES CORP. UNIQUE CONDITIONS UNIQUE OPPORTUNITY The South Street Seaport Museum • Active role to save the Historic District • Preservation of buildings and ships • Interpreter of the Historic District • Campus de!nes Historic District DEVELOPMENT The Historic District SUPPORTS THE MUSEUM 250 Water Street • Rise of NYC’s shipping and !nance • 20th century planning saves AND DISTRICT Edge location in Historic District the District via construction of • tall buildings • Vacant for decades • Many failed attempts to support • Large full block the Museum ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 7 HOWARD HUGHES CORP. THREE CHAPTERS THE EVOLUTION OF THE MUSEUM AND ITS DISTRICT A REVITALIZED MUSEUM THE COMPLETION OF THE DISTRICT AT 250 WATER ST ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 8 HOWARD HUGHES CORP. EVOLUTION OF THE SEAPORT DISTRICT THE SEAPORT MUSEUM “The South Street Seaport Museum preserves and interprets the origins and growth of New York City as a world port, a place where goods, labor and cultures are exchanged through work, commerce and the interaction of diverse communities.” — South Street Seaport Museum Mission Statement !"#$ THE SEAPORT MUSEUM ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 10 HOWARD HUGHES CORP. MUSEUM MASTER PLAN “The South Street Seaport Museum is not four walls with paintings of ships on the high seas... Its treasures are the buildings in that neighborhood and the sailing ships moored at its piers.” — Barry Lewis and Virginia Dajani “The South Street Seaport Museum” The Livable City, No. 8/1 (1981) !"#" SEAPORT MUSEUM MASTER PLAN %UPDATED 1974& ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 11 HOWARD HUGHES CORP. MUSEUM MASTER PLAN “The admixture of functions — restaurants, small museums, taverns, theatres — woven through the general pattern of commercial ground floor and office upper-floor uses will generate a genuine atmosphere of activity.” — South Street Seaport: A plan for a vital new historic center in Lower Manhattan, 1969 !"#" SEAPORT MUSEUM MASTER PLAN %UPDATED 1974& ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 12 HOWARD HUGHES CORP. MUSEUM MASTER PLAN “The admixture of functions — restaurants, small museums, taverns, theatres — woven through the general pattern of commercial ground floor and office upper-floor uses will generate a genuine atmosphere of activity.” — South Street Seaport: A plan for a vital new historic center in Lower Manhattan, 1969 !"#" SEAPORT MUSEUM MASTER PLAN %UPDATED 1974& 250 WATER STREET JOHN STREET LOT ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 13 HOWARD HUGHES CORP. SEAPORT TRANSFER DISTRICT AND DEVELOPMENT RIGHTS “The city created the South Street Seaport District, consisting of transfer lots and receiving lots, to preserve the historic structures along Schermerhorn Row, while allowing for new commercial development in the whole seaport area.” — Robin K. Foster, The South Street Seaport and the Crisis of the Sixties (2016) !"$' TRANSFER DISTRICT Buildings Constructed Using Transferred Floor Area ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 14 HOWARD HUGHES CORP. CHALLENGES TO THE SOUTH STREET SEAPORT MUSEUM The first two decades of the 21st century devastated the Museum’s finances and operation. 2001 2008 2012 2020 9/11 FINANCIAL CRISIS SUPERSTORM SANDY PANDEMIC & FISCAL CRISIS ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 15 HOWARD HUGHES CORP. A COLLECTION OF ARTIFACTS + BUILDINGS MARITIME RESOURCES FULTON FERRY HOTEL MUSEUM ARCHIVES TITANIC MEMORIAL HISTORIC DISTRICT MUSEUM BLOCK NY CENTRAL NO 31 TICKET KIOSK AMBROSE WAVERTREE W. O. DECKER CANNON’S WALK JOHN A LYNCH FERRYBOAT PIER 16 ©2020 SKIDMORE, OWINGS & MERRILL SCHERMERHORN ROW SOUTH STREET SEAPORT / 16 HOWARD HUGHES CORP. SOUTH STREET SEAPORT MUSEUM AND DISTRICT “The Museum has been highly instrumental in revitalizing this area... Through the efforts of the Museum, many have become increasingly aware of the richness, diversity and great historical significance of the South Street Seaport.” — Landmarks Designation Report (1977) MUSEUM DISTRICT ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 17 HOWARD HUGHES CORP. EXISTING CONDITION ()*+, AERIAL ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 18 HOWARD HUGHES CORP. PROPOSED ()-)..)/ AERIAL ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 19 HOWARD HUGHES CORP. 1969 MUSEUM MASTERPLAN !"#" AERIAL ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 20 HOWARD HUGHES CORP. DISTRICT BENEFITS SEAPORT MUSEUM BENEFITS 250 WATER STREET BENEFITS ."-'"! $%&"%$ &3.""3&2)'" ."5*3)(*6)3*-! ."&3-."/ 0%*(/*!+& ),,-./)0(" 1-%&*!+ $%&"%$ ,%!/ 2-$$%!*34 &')2" ©2020 SKIDMORE, OWINGS & MERRILL "SOM# !"# $%&"%$ '()!!*!+ SOUTH STREET SEAPORT / 21 HOWARD HUGHES CORP. DEVELOPMENT RIGHTS 312,400 ZSF EXISTING + 445,000 ZSF TRANSFER 757, 400 ZSF PROPOSED UNUSED DEVELOPMENT RIGHTS ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 22 HOWARD HUGHES CORP. A REVITALIZED MUSEUM SOUTH STREET SEAPORT MUSEUM CAMPUS ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 24 HOWARD HUGHES CORP. PROPOSED CONCEPT SCHERMERHORN ROW SCHERMERHORN ROW ENTRY JOHN ST JOHN ST FULTON ST FULTON ST JOHN STREET LOT JOHN STREET LOT SOUTH ST SOUTH ST ENTRY EXISTING PROPOSED ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 25 HOWARD HUGHES CORP. ARCHITECTURAL CONCEPT ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 26 HOWARD HUGHES CORP. ARCHITECTURAL CONCEPT SEPARATE ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 27 HOWARD HUGHES CORP. ARCHITECTURAL CONCEPT MATCH MASSING SEPARATE ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 28 HOWARD HUGHES CORP. ARCHITECTURAL CONCEPT MATCH MASSING DISTINCT STOREFRONT SEPARATE ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 29 HOWARD HUGHES CORP. ARCHITECTURAL CONCEPT MATCH MASSING SCALE DISTINCT STOREFRONT SEPARATE ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 30 HOWARD HUGHES CORP. JOHN STREET LOT IN THE 20TH CENTURY MUSEUM PROPOSAL, GIORGIO CAVAGLIERI MUSEUM PROPOSAL, BEYER BLINDER BELLE %APPROVED BY LPC& !"$1 !""0 (Source: Archive.org) (Source: LPC) ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 31 HOWARD HUGHES CORP. CIRCULATION ENCLOSURE & PLANNED PHASING BEYER BLINDER BELLE PHASE 1 PROPOSAL BEYER BLINDER BELLE AMENDED PHASE 1 PROPOSAL EXISTING CONDITION '222 '22' ()*+, (Source: LPC) (Source: LPC) ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 32 HOWARD HUGHES CORP. PHASE I PLANS FE FE DN DN DN UP UP FE DN FE DN FE DN FE DN DN DN DN DN UP HISTORIC UP HISTORIC FE FE DN DN UP UP DN FE GALLERIES FE GALLERIES DN DN RAMP UP FE DN UP DN UP UP UP DN ADMIN DN ADMIN DN DN UP UP Upper Upper ENTRY Fulton Street Fulton Street * HHC lease premises to be conveyed to the Museum ENTRY UP UP UP UP E.P. * E.P. * UP UP UP * UP SouthStreet SouthStreet ON ATI PRV ST PRV STATION FE FE UP ADMIN UP ADMIN DN DN UP UP UP UP DN DN UP UP Ground UP Ground UP John Street John Street EXISTING PHASE ONE • All galleries closed since Superstorm Sandy in 2012 • Open galleries ASAP / !x mechanical systems • Galleries are entirely historic and small-scale (21) • Consolidate historic footprint • Mid-block entry – poor visibility and identity • Move entrance to corner of South and Fulton ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 33 HOWARD HUGHES CORP. EXISTING ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 34 HOWARD HUGHES CORP. PROPOSED SOUTH STREET ELEVATION PROPOSED RESTORATION • Replace cracked, spalled bricks in kind • Brownstown dutchman repairs • Granite dutchman repairs • Retool bluestone, dutchman repairs at base • Remove disused fasteners • Remove and repoint existing mortar and tooling to match historic where needed • Replace broken or missing slate in kind • Refurbish existing historic windows • Repair
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