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CITY PLANNING COMMISSION December 10,,1986

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CITY PLANNING COMMISSION December 10,,1986 CITY PLANNING COMMISSION No. 76 C860777 ZSM 4 ! December 10,,1986/Calendar *---- puAzuant IN THE MAlltk OF, an apOication /submitted by Bozton Pnopettia Section 81-53 to Sect-Lori-6 197-c and 200 o6 the New kink City ChanteA. and a o6 the Zoning Re/saution 6on the gnant o6 a oeciai peAmit 6oA goon atea bonws 6on -subway .station impkovement4 'Le/Gated to a pnopozed mixed uze Devaopment on wtopekty gene/tatty bounded by 58th and 60th Stneetis and Caumbuis Citcee (Back 1049, Lot 29). The application for a special permit for a subway improvement bonus for a mixed-use complex was filed with the Department of City Planning by Boston Properties on March 17, 1986. RELATED ITEMS In addition to the application for a special permit (C 860777 ZSM) which is the subject of this report, the proposed project requires favorable action by the City Planning Commission and the Board of Estimate on the following applications which are the subject of separate reports dated December 10, 1986. Bridge and C 860424 MMM - An application submitted by the Triborough Tunnel Authority for an amendment to the City Map, Section No. 8c, involving the elimination of an irregularly shaped portion of the westerly side of Eighth Avenue between 58th Street and Columbus Circle. City Department C 861071 HUM - An application submitted by the New York of Housing Preservation and Development for an amendment to the Columbus Circle Urban Renewal Plan for the Columbus Circle Urban Renewal Area. York City Department C 861072 HDM - An application submitted by the New of Housing Preservation and Development for the disposition of "Parcel-1" of the Columbus Circle Urban Renewal Area. BACKGROUND Request for Proposal The proposed Columbus Center development is the result of a Request for Proposals (REP) that was issued in March, 1985. The site is located on Manhattan's west side at the southwest corner of Central Park on the easterly portion of the block bounded by Columbus Avenue, Columbus Circle, Eighth Avenue, 58th and 60th Streets. Currently built on the site is the New York Coliseum complex, which is comprised of an exhibition facility, a twenty-four story office building and a 640-space parking garage. The New York Coliseum's inadequate exhibition facilities relative to those in other cities necessitated the construction of the Jacob K. Javits Convention Center. Since the opening of the Jacob K. Javits Center in April of 1986, the exhibition areas of the Coliseum have been closed. The parking garage and the office portions of the Coliseum, however, are still in operation. On December 19th, 1984 the City, Metropolitan Transportation Authority ("MTA"), Triborough Bridge and Tunnel Authority ("TBTA") and New York City Transit Authority entered into a Memorandum of Agreement which described procedures for the disposition of the Coliseum site. That agreement provided that a Request for Proposals for the purchase and development of the site would be issued and that the proceeds of the sale would be devoted to transit purposes and equally split by the City and TBTA/MTA. In March of 1985 the REP was issued by the City and the TBTA/MTA. The REP incorporated design guidelines, prepared by consultants to the TBTA/MTA in conjunction with the Department of City Planning, in addition to the requirements of the Special Midtown District of the Zoning Resolution. One of the requirements of the REP was that all submissions be based on achieving the maximum potential bonus of 3 FAR, which would result in an overall FAR of 18. In the event a lower bonus is achieved, the RFP contained a formula to reduce the offering price. 2 C 860777 ZSM Area Description The site is located at the intersection of three special districts: the Special Midtown District, the Special Lincoln Square District and the Special Clinton District. The provisions and regulations of these special districts were established to promote the respective planning goals of each district. Although the site borders both the Special Lincoln Square District and Special Clinton District, the site is in the northwesterly-most area of the Special Midtown District and is therefore bound by the regulations of the Special Midtown District. The purpose-of the Special Midtown District is fourfold: to encourage development on the west side of Midtown Manhattan; to stabilize development on the east side of Midtown Manhattan; to preserve the unique character of certain low scale blocks; and to preserve legitimate theaters (which are on the west side of Midtown Manhattan). Generally to the north and west of the site is the Special Lincoln Square District. The regulations of the Special Lincoln Square District were designed to preserve and protect the character of this District as the location of a unique cultural and architectural complex, to improve circulation in the area and to attract an appropriate cluster of uses which will complement and enhance the area. The Special Clinton District is generally southwest of the site. The Special Clinton District was established because of the unique geographical location of the Clinton Community between the then-proposed 44th Street Convention Center and related activities to the west, and the expanding central business district to the east. This special district is generally residential between the area just west of Eighth Avenue to midblock between Tenth and Eleventh Avenue and is characterized by four and five story new-law and old-law tenements. West of this area Clinton becomes more commercial and manufacturing oriented. In addition to the requirements of the Special Midtown District, which pertain to daylight, height and setback, pedestrian circulation, the location of curb cuts and access for the handicapped, the RFP delineated a number of planning and urban design goals and requirements more specifically 3 C 860777 ZSM relating to the Coliseum site. One group of goals in the RFP was that the "development should make a transition between Midtown and upper Broadway, be a visual anchor to Central Park South, and reinforce the geometry of Columbus Circle." Another group of goals was that "in its higher floors the new development should respond to: Central Park; major views and axes, including Central Park South; and the different conditions adjacent to the site." The REP also established specific requirements for streetwalls and ground floor uses and transparency. The REP delineated a number of other goals and requirements specifically designed for the Coliseum site including the provision for a mixed use development. The site is entirely zoned C6-6, which permits a basic maximum FAR of 15. Under this zoning, the 149,420.5 square foot site allows 2,241,307.5 square feet of floor area. Furthermore, the zoning permits a maximum additional three (3) FAR bonus. The RFP required the applicant to seek a bonus for subway improvements in accordance with Section 81-53 of the Zoning Resolution. The maximum bonus that the Commission may approve is 3 FAR, equivalent to 448,261.5 square feet of floor area, which would increase the total maximum FAR for the site to 18 and to a total of 2,689,569 square feet of floor area. Urban Renewal Area The site is within the Columbus Circle Urban Renewal Area. The Urban Renewal Area is tax block 1049 and the streets surrounding this tax block. Block 1049 consists of the development site and the Coliseum Apartments immediately west of the site. The original urban renewal plan established in 1954 and the First Amended Urban Renewal Plan approved in 1956 provided for the City's acquisition of two blocks (58th to 59th and 59th to 60th between Eighth Avenue and Ninth Avenue) of generally dilapidated tenement buildings, various commercial buildings and parking lots. With the demapping of 59th Street in 1954, the two blocks became one superblock. The plan, which was carried out, divided this newly created superblock into two lots for two separate developments: one for the New York Coliseum and the other for two residential apartment buildings. By the late 1960's the New York Coliseum was rapidly becoming outdated and could no longer compete on a national or regional level for conventions 4 C 860777 ZSM and exhibitions. In recognition of this, the City constructed the Jacob K. Javits Center and closed the Coliseum. In accordance with the changing circumstances affecting the site, the Department of Housing Preservation and Development has proposed an amendment to the original plan and the first amendment. The proposed amendment is in keeping with the City's current urban renewal objectives for the site, as set forth below: Replacing the New York Coliseum, which has become obsolete and which, if allowed to remain, will be unutilized or underutilized and will have a detrimental effect on surrounding areas and uses. Preventing the Coliseum parcel from deteriorating and having a blighting effect on surrounding areas and uses and thereby arresting the sound growth of these areas and uses. Permitting redevelopment of the Coliseum Parcel in accordance with the City's planning goals for the parcel, which include encouraging a mix of uses, improving pedestrian circulation, reducing pedestrian-vehicular conflicts, increasing security, emphasizing its public nature, providing for a transition between Midtown and upper Broadway, serving as a visual anchor to Central Park South and reinforcing the geometry of Columbus Circle. Permitting redevelopment of the Coliseum parcel in a manner consistent with the City's comprehensive plan for the development of Midtown Manhattan to facilitate the expansion of Midtown from the densely developed East Side office core to the less congested west and south. Improving the City's economic base by promoting increased employment, retail sales and revenues, including tax revenues, to the City.
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