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

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SOUTH STREET SEAPORT MUSEUM 250 WATER STREET HISTORIC DISTRICT

RICT RIC DIST HISTO PORT T SEA TREE TH S SOU

250 WATER STREET

JOHN STREET LOT

THE JOHN STREET LOT 250 WATER STREET

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

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

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

THE EVOLUTION OF THE MUSEUM AND ITS DISTRICT A REVITALIZED MUSEUM THE COMPLETION OF THE DISTRICT AT 250 WATER ST

“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

“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&

“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&

JOHN STREET LOT

“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

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

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

“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

()*+, AERIAL

()-)..)/ AERIAL

!"#" AERIAL

SEAPORT MUSEUM BENEFITS 250 WATER STREET BENEFITS

."-'"! $%&"%$ &3.""3&2)'" ."5*3)(*6)3*-!

."&3-."/ 0%*(/*!+& ),,-./)0(" 1-%&*!+

$%&"%$ ,%!/

312,400 ZSF EXISTING + 445,000 ZSF TRANSFER 757, 400 ZSF PROPOSED

UNUSED DEVELOPMENT RIGHTS

SCHERMERHORN ROW SCHERMERHORN ROW

ENTRY JOHN ST

JOHN ST

FULTON ST

JOHN STREET LOT JOHN STREET LOT

SOUTH ST SOUTH ST

ENTRY

EXISTING PROPOSED

SEPARATE

MATCH MASSING

SEPARATE

MATCH MASSING

DISTINCT STOREFRONT

SEPARATE

MATCH MASSING

SCALE

DISTINCT STOREFRONT

SEPARATE

MUSEUM PROPOSAL, GIORGIO CAVAGLIERI MUSEUM PROPOSAL, BEYER BLINDER BELLE %APPROVED BY LPC&

!"$1 !""0 (Source: Archive.org) (Source: LPC)

BEYER BLINDER BELLE PHASE 1 PROPOSAL BEYER BLINDER BELLE AMENDED PHASE 1 PROPOSAL EXISTING CONDITION

'222 '22' ()*+, (Source: LPC) (Source: LPC)

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

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

E.P. * E.P. * UP UP

UP * UP

SouthStreet SouthStreet

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

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 existing historic shutters, new shutters where missing • Recreate historic wood storefront 91 92 93

New cresting to match historic

SW 2818 Renwick Heather

New hand-painted signage

EXISTING WINDOWS New banner 6 OVER 6 AT 91 SOUTH STREET EXISTING WINDOWS signage 2 OVER 2 AT FULTON FERRY HOTEL BUILDING ! LEVEL 2,3,4 SW 0050 Classic Light SW 7069 SW 6993 SW 0050 Black of NightBu" Classic Light Bu! Iron Ore SW 7069 Iron Ore

SW 6993 Black of Night New storefront to Conditioned Air Space EXISTING WINDOWS Painted White match historic (Repaired + Repainted) Conditioned Air Space 6 OVER 6 AT 91 SOUTH STREET Painted White Transparent Operable (Repaired + Repainted) Interior Window SW 0050 (Replaced) SW 2821 Transparent Operable Interior Window Existing Operable Wood (Replaced) Classic Light Window Downing Stone SW 6993 SW 0050 (Repaired + Repainted) Black of Night Classic Light Bu! Existing Operable Wood Bu" Window Existing Wood Shutter (Repaired + Repainted) (Replaced + Repainted) New standing letter SW 2821 signage Downing Stone Conditioned Air Space ELEVATION SECTION ELEVATION SECTION Painted White (Repaired + Repainted) Widened entry ELEVATION SECTION ELEVATION SECTION EXISTING PROPOSED Transparent Operable Interior Window Cardinal (Replaced) EXISTING PROPOSED ©2020 SKIDMORE, OWINGS & MERRILL !SOM" CONFIDENTIAL / SOUTH STREET SEAPORT / 2 HOWARD HUGHES CORP. Existing Operable Wood Window (Repaired + Repainted) ©2020 SKIDMORE, OWINGS & MERRILL !SOM" CONFIDENTIAL / SOUTH STREET SEAPORT / 4 HOWARD HUGHES CORP. Existing Wood Shutter (Replaced + Repainted)

ELEVATION SECTION ELEVATION SECTION

91 92 EXISTING93 PROPOSED 91 92 93

©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 36 HOWARD HUGHES CORP. *Colors sourced in accordance with FULTON STREET ELEVATION Century of Color: Exterior Decoration for American Buildings-1820/1920

SW 2818 Renwick EXISTING WINDOWS Heather

2 OVER 2 AT FULTON FERRY HOTEL BUILDING ! LEVEL 2,3,4

SW 7069

Iron Ore SW 7069 Iron Ore

SW 2821 Conditioned Air Space Painted White Downing (Repaired + Repainted) Stone Transparent Operable Interior Window (Replaced) New Signage Existing Operable Wood Window (Repaired + Repainted)

Restored ELEVATION SECTION ELEVATIONStorefront SECTION EXISTING New Signage PROPOSED

SSSM Red

New Signage 2 2

EXISTING PROPOSED

EXISTING PHASE ONE

USS CONSTITUTION USS CONSTITUTION

!$"$ '2!3 (Source: USS Constitution Museum) (Source: USS Constitution Museum)

BATTERY MARITIME BUILDING FULTON FERRY BUILDING THE TIN BUILDING

Unexposed 4 Months 8 Months 1 Year 2 Years 3 Years 4 Years 5 Years 7 Years 10 Years 15 Years

SHUTTERS

SCHERMERHORN ROW SOUTH STREET

ARCHES

FULTON MARKET BUILDING FULTON FERRY BUILDING

“The city created the special South Street Seaport District... to preserve the historic structures along Schermerhorn Row while allowing for new commercial development in the whole Seaport area.”

Margaret Giordano, Fordham Urban Law Journal (1988)

SOUTH STREET SEAPORT MUSEUM 250 WATER STREET

ULRICH FRANZEN, 1983 ULRICH FRANZEN, 1984 JAN HIRD POKORNY, 1986 PLATT AND BYARD 1991

Maximum 312,370 SF ZFA Zoning District: C6-2A Utilizes bulk regulations of Quality Housing buildings (R8A equivalent) Revised 2003

Mechanical Penthouse Permitted obstruction up to 40’ in height, 20% +160’ max lot coverage (ZR 23-62(g))

120’ Max Building Height For C6-2A buildings within the South Street +120’ Seaport Subdistrict (ZR 91-661)

+85’ 85’ Max Base Height For C6-2A buildings within the South Street Seaport Subdistrict (ZR 91-661)

PECK SLIP !70’ WIDE" 10’ Min Setback For narrow and wide streets above base height – 7’ minimum even if street wall is recessed (ZR 91-661)

No Minimum Base Height WATER STREET 45’ WIDE! For C6-2A buildings within the South Street BEEKMAN STREET !45’ WIDE" Seaport Subdistrict (ZR 91-661)

PEARL STREET !90’ WIDE" No Rear Yard Required For commercial uses on full-block zoning lots – 30’ rear yard required in through lot for residential use (ZR 33-28)

ICT DISTR STORIC RT HI EAPO ET S TRE TH S SOU 250 WATER ST. PECK SLIP

SCHOOL BROOKLYN 1 SEAPORT PLAZA BOWNE & CO. BLUE SCHOOL

BRIDGE SEAPORT MUSEUM FULTON MARKET

PECK SLIP PARK

TIN BUILDING NEW MARKET SITE

PIER 15 PIER 17 MUSEUM PIER 7PIER 16 8

TALL BROAD

HISTORIC DISTRICT BROAD

LARGE PEARL ST

BEEKMAN ST

FINE$GRAINED PECK SLIP LARGE FINE$GRAINED

WATER ST

BEEKMAN STREET PEARL STREET / SOUTHBRIDGE TOWERS

WATER STREET PS 343 PECK SLIP

1968 HISTORIC DISTRICT DESIGNATION 1977

(NYC Municipal Archives) (HAER, 1981)

©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 64 HOWARD HUGHES CORP. ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 65 HOWARD HUGHES CORP. ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 66 HOWARD HUGHES CORP. ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 67 HOWARD HUGHES CORP. CURRENT DAY

ICT DISTR STORIC RT HI EAPO ET S TRE TH S LOWER MANHATTAN SOU 250 WATER ST. PECK SLIP

SCHOOL BROOKLYN 1 SEAPORT PLAZA BOWNE & CO. BLUE SCHOOL

BRIDGE SEAPORT MUSEUM FULTON MARKET PECK SLIP PARK BROOKLYN BRIDGE

TIN BUILDING NEW MARKET SITE

PIER 15 PIER 17 MUSEUM PIER 7PIER 16 8

WATERFRONT

CONTEXTUALLY APPROPRIATE BASE

SETBACK TOWERS TRANSITIONING TO LOWER MANHATTAN

106' 95' 99+ + + +71 +57

+ 684'

+ 565’ +518' +497'

+470' +448' +440' +403' + 400’ + 300' + 265' %BROOKLYN BRIDGE& + 270' %SOUTHBRIDGE&

106' 95' 99+ + + +71 +57

55 WATER ST 95 WALL ST 100 WALL ST 88 PINE 175 WATER 199 WATER STREET 117 BEEKMAN 250 WATER PECK SLIP SCHOOL VERIZON ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 74 HOWARD HUGHES CORP. HISTORIC DISTRICT AT TWO SCALES

NEAR FAR

+ 160' AOR ENVELOPE

+ 120' AOR ENVELOPE

+96' 101'+ +85’ 74'+ FULL BLOCK

BEEKMAN PECK SLIP

117 BEEKMAN WATER STREET WEST ELEVATION PECK SLIP SCHOOL

WATER STREET WEST ELEVATION "NOW DEMOLISHED#

+ 120' AOR ENVELOPE

+85’ +71’ +57’

BEEKMAN PECK SLIP

117 BEEKMAN WATER STREET WEST ELEVATION PECK SLIP SCHOOL

+71’ +57’

BEEKMAN PECK SLIP

117 BEEKMAN WATER STREET WEST ELEVATION PECK SLIP SCHOOL

MASONRY LINTELS

BRICK

STONE POST4 AND4LINTEL STOREFRONT BAY

115 SOUTH STREET

Hand Layed Brick With Light Mortar

Hand Layed Brick With Dark Mortar 1’$6” 2’$6”

Bronze Mullions

11’$3” Vision Glass

4” Reveal Pigmented Cast Stone, Dark

Pigmented Cast Stone “Lintel”

Brick Brick

Lintel Lintel

Subdivided Screened Transom Transom

Framed Glazing Framed Glazing

Post Post

Granite Base

18 FULTON ST 142 BEEKMAN ST

Brick with light mortar

VAR 1’~2’

VAR Pigmented cast stone “lintel” 2’~3’6”

VAR Transom panel with painted metal vertical !ns - glazing or mechanical vent behind to retail program

Vertically 'uted pigmented cast SIGNAGE BLADE stone “posts”

Painted metal vertical recess 11′ between framed openings

Floodwater barrier insulated glazing

Painted metal window trim

Vertical pigmented cast stone recess

1′$6″ Dark granite base

SOUTHBRIDGE TOWERS

ST MARGARET’S HOUSE 200 WATER ST

PEARL STREET PEARL ST PLAYGROUND

10′ PS 343 40′ PECK SLIP

40′ SLIP PECK

117 BEEKMAN

BEEKMAN ST 20′

WATER ST

1 SEAPORT PLAZA BLUE SCHOOL

BEEKMAN PECK SLIP

WATER PEARL

PEARL WATER

MECHANICAL 27’$0” MECHANICAL 28’$0”

RESIDENTIAL RESIDENTIAL 29 FLOORS 19 FLOORS

470′ 470′ 37 FLOORS 38 FLOORS

MIH 10 FLOORS

OFFICE 7 FLOORS

99’

117 BEEKMAN BEEKMAN PECK SLIP 45’ WIDE 70’ WIDE

6” 1’$3” Precast Concrete

Powder-coated Aluminum Window Mullions

Vision Glass VAR

1′$3” 7 1/4” 2′$6” OPERABLE 2′$6”

DEVELOPMENT SUPPORTS THE MUSEUM AND DISTRICT

©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 118 HOWARD HUGHES CORP. ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 119 HOWARD HUGHES CORP. ©2020 SKIDMORE, OWINGS & MERRILL SOUTH STREET SEAPORT / 120 HOWARD HUGHES CORP. BRINGING MIH AFFORDABLE HOUSING, INCREASED DIVERSITY TO CB1

• Only 2.5% of housing in Manhattan’s Community District 1 quali:es as a;ordable

• Co-op conversion of Mitchell-Lama housing in the district resulted in apartments that are now well out of reach for working families

• Average rent for 1BR in CB1 is $3,917 and for 2BR is $5,688; 40% AMI rents are $781 for 1BR and $930 for 2BR

• First MIH development in CB1 will bring 100+ a;ordable family apartments at 40% AMI, and include a community space

• Demographics within CB1: 69% White, 21% Asian, 8% Hispanic, 4% African American

• Site located near a transit hub, employment opportunities and high quality schools in Lower Manhattan CREATING JOBS AND GROWTH

Construction

• Over 2,000 direct/indirect jobs in NYC over a three-year period

• Labor income over three years to exceed $640 million in NYC and State

• $1.2 billion in new total economic output in NYC and State

Operations

• Over 2,475 new direct/indirect full- and part-time positions in NYC’s commercial, retail and nonpro:t sectors

• $327 million in new wages, salaries and bene:ts generated each year in NYC

• $645 million in economic output in NYC generated annually SPURRING ECONOMIC RECOVERY IN LOWER MANHATTAN

• Vibrant mixed-use development near transit

• MIH A;ordable Housing in a

• Expanded, stable Seaport Museum

• 2,000 construction-related jobs

• 2,475+ permanent jobs in commercial, retail and nonpro:t sectors

• $327M in annual wages, salaries, bene:ts

• $1.8B in total economic output: NYC & State

• Ongoing commitment to Seaport community

• Continued revitalization of waterfront THANK YOU ENVIRONMENTAL CLEANUP AT 250 WATER STREET

• HHC cares deeply about our community and its well-being • Contamination present at site for 100 years • HHC voluntarily entered NY State Brown:eld Cleanup Program, which mandates robust community input • HHC is committed to transparency; funded independent community monitor • Remedial Investigation Work Plan by Langan in consultation with CB1, elected o=cials and community monitor, approved by NYS DEC and DOH • Sample collection to be completed this fall; results will be shared with CB1 and community; all RIWP/BCP materials available at www.250bcp.com